CC - Staff Report for 1-11
Charlene Way
From:Sonya Allen
Sent:Wednesday, January 5, 2022 9:38 AM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Cc:Bill Parsons; csmarda@breckonld.com
Subject:Shafer View Terrace FP-2021-0056 Staff Report for Jan. 11th Council Mtg
Attachments:Shafer View Terrace FP-2021-0056 Staff Report.pdf
Attached is the staff report for the final plat for Shafer View Terrace Subdivision. This item is scheduled to be on the
th
consent agenda at the City Council work session on Jan. 11. The meeting will be held at City Hall, 33 E. Broadway
Avenue, beginning at 4:30 pm. Please call or e-mail with any questions.
If you are not in agreement with the provisions in the staff report, please submit a written response to the staff report to
the City Clerk’s office (cityclerk@meridiancity.org) and me as soon as possible and the item will be placed on the regular
meeting agenda at a subsequent meeting for discussion.
Thanks,
Sonya Allen | Associate Planner
City of Meridian | Community Development Department | Planning Division
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Direct/Fax: 208-489-0578
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
1
STAFF REPORT C�I
w IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 1/11/2022 Legend
DATE: 0Projec1L<=ton RUT R1 Rl Rl
TO: Mayor&City Council �-
FROM: Sonya Allen,Associate Planner R- R-4
208-884-5533
R-4 R1
SUBJECT: FP-2021-0056RU T 2
Shafer View Terrace R.
R-4
LOCATION: South side of W. Overland Rd., 1/4 mile
east of S. Ten Mile Rd.,in the NW 1/4 of C-O F R- _
Section 23,T.3N.,R.1 W.
R-4
RUT R=4—
RR Ia.R-4
,RUT
I. PROJECT DESCRIPTION
Final plat consisting of 49 building lots and 10 common lots on 40.45 acres of land in the R-2 and R-
4 zoning districts for Shafer View Terrace Subdivision.
II. APPLICANT INFORMATION
A. Applicant:
Claire Smarda,Breckon Land Design—6661 N. Glenwood St., Garden City, ID 83714
B. Owner:
Jim Chambers, Shafer View North,LLC—7150 W. Potomac Dr.,Boise, ID 83704
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 I1-3A-6B to allow the McBirney Lateral to
remain open and not be piped with H-2020-0117.
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: 5/17/2021)
PLAT LEGEND y--I CONTACTS
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1
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I. DEVELOPMENT INFORMATION ❑
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Page 2
B. Final Plat(date: 10/25/2021)
H_FER VIEIT TERRACE SUBDIVISION
KEW L,�TA7L$5UOU'V1.P'Lw, NOTM
.. _ AOA COUNTY,IDAHOO, HE-crrnrHurs
iECT1ON 31, T3Y R.1E,8"0. SHALL LOMPLY WTRfrTHE APPLlCAGLE
CITY OF MERIDIAN—COUNTY OF ADA—STATE OF IDAH❑ roN'Yr:x£rrn Annrrs-11 LtILIT AT
THEI DUE OF mE RE-SUBClVfSiON.
20— �. MrHIMUM aDlrnwc s£raAcres sHa'r
6E!M ACADRCANCE WITH THE BOISE
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!i(]ftiL lITY STrt•�T
fiEREBY RESERVE ALLL PU TO a!INTEP _
0R LOT TINES FO
R ANR e
PGRA.
nl� rin EXCEPT SAS O'MERM SNOINv ,
I� Iti 00)FOOT WCE EASEMENT IS Ht�'=:.
R AED ADJACENT TO ALL RG"R�C
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WrmIN mE SUBDMSfNJ WELL BE
q \i I ��S ENTIREO TO fRRIGATfON WATER RIGH/F.
4 I - mE M7uEOwuEF'S ASSLL'+Arrtw wi r
h P£0f3LfEATED ASSERS'E �RC,.e
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r 8. DEVELOPMENT OF TN1$
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7. TNL DEVELOPMENT OF T0S
- v'v RRpPE SHALL SE fN COMPLi GE
r� W7h'T E BO15E DEVELOPMENT CODE
'j= lazocx s r�`" +l` hiQ'S7LYW .J OP A$$PECfFMALLY APPROVED HY
L- � --J--- _ _-- .y�yk __-� Yio.5f' 3
T' c _LL __- -__-_- PCLs d DLCTS SHALL AACT BE PEOVCEn rN
' 3r"!•'N'M' - S2�Wlh1DIIT PRN1R APPRDYA!FRChf
Tk H L'M A,)TNORIIY.
---- NSfmd&71' 4. !JD ACDTDLl4AL OQNE ALL D rEw
- fD0.00' q} SUPPLIES SHALL 8E INSTALLED 2ErE.�A
WATER SYSTEM PPPwpy^O
�5Y•Y9'/YW I R1/+/I Tf'YY SANITARY A REST.DUN RF�EaSE.
rgl'�' �y 11 f�-'� REFER rp POU If—tt OV Trr:
ON F][£REGARDING ADDITIONAL
G � NI!'�YG'1y f 1. THIS DEVELOPMENT IS SL+AAV TO
E516.f• THE CL'venAN15.C R'S)MA AND
TOS ICTfONS(CC&R'S1 O PFIL MI
TO THE DEVELOPME7 TO eE FILED
I ANC RELY'S 1N THE A0.A COUNTY
RECORDER'S OFFICE.
d LEGEND REFERENCES rr2�xsYr _ 40.&LOOCK'}�LOT�1;2HLOC 2.LOTS
R1= SHAFER trcE'rr ESTe TES SxIBA1N9CN, f7R 70'
RECORD
F P FA,r.55 5a03-H40f DESIGNATED}; 3.LOT a,810CR H AHL
----------x RT= RECORD OF SVR VEY nP. 55 fA HCP �3 - BOED .AS COMMINJ AND SHALL
HE EOWN Ana SWA 1 9r CA
HEMEOWNERS FOR
AND CANN'JT
9£DEVELOPED Fp4 R£$IA£fJTWy
RPQSES.
u�Wr 6A515 OF BEARING
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cN, CWM@V TO SECTILYIS 3!&36 AID
1 -o£rE 7FfE sa.mW�sr CpquER c'�s£cmcw.T1. AfAPPING NOTES:
• A4].5%'MlAV PW, ,Fr Lin£A- TABLE
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LINE TABLE o �r s/e•ure,rm w>H
Area SURVEYOR'S NARRAPVE.'
TD
15 TO SUBLV NDE THE
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CURVE TABLE c�3, 1 i i *� ' i11VEYINN 1 NAPPINN Ax zAr:
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Page 3
SHAFER VIEW TERRACE SUBDIVISION MAPPING NOTES
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Page 4
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Page 5
SHAFER VIEW TERRACE STT13DIVISION
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Page 6
C. Landscape Plan(date: 9/14/2021)
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Page 9
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Page 10
STORMWATER POND REVEGETATION REQUIREMENTS CALLOUT LEGEND
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Page 11
D. Emergency Access Approved by Fire Dept.
141
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The emergency access shall require Knock-over bollards or a chain knox padlock and
bollards approved by the fire department.
Page 12
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-2020-0117,Development Agreement Inst. #2021-102396.
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 June 15,2023) in accord with UDC I I-
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 Accurate Surveying&Mapping, stamped on
10/25/2021 by Nathan J. Dang, shall be revised as follows:
a. Include a note prohibiting direct lot access via S.Meridian Rd./SH-69 and E.Quartz Creek
St.
b. Note#2: "Minimum building setbacks shall be in accordance with the Buse Meridian City
Zoning Ordinance."
c. Note#6:"The development of this property shall be in compliance with the Boise Meridian
City Planning and Zoning ordinance."
d. Delete note #7 (Note #6 is sufficient as there is no PUD for this development and no
variances or exceptions were approved to the UDC).
e. Note#8: "Lots shall not be reduced in size without prior approval from the health authority
and the City of Meridian."
£ Include the PLS's signature and date on each sheet.
g. Include the year the plat will be recorded in the situate statement on Sheet 1.
h. The ACHD storm drainage easement should not encroach onto building lots (i.e. Lots 33-
35,Block I and Lot 2,Block 4.
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, is approved as shown.
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-2 and R-4 zoning
districts listed in UDC Tables 11-2A-4 and 11-2A-5,respectively.
8. A 14-foot wide public pedestrian easement for the multi-use pathway along S. Meridian
Rd./SH-69 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. A final plat shall be recorded that includes Lot 1, Block 5 prior to any development occurring
on the property as set forth in the Development Agreement.
Page 13
10. The developer shall construct a northbound right-turn lane on S. Meridian Rd./SH-69 onto E.
Quartz Creek St. prior to issuance of the first building permit in this development in accord
with ITD standards as set forth in the Development Agreement.
11. Noise abatement shall be provided along S. Meridian Rd./SH-69 in accord with Detail #1
"Berm Adjacent to Meridian Road"depicted on Sheet L1.00 of the landscape plan as set forth
in the Development Agreement.
12. The rear and/or sides of structures on lots that abut S.Meridian Rd./SH-69 and E.Quartz Creek
St. 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.
13. The pond shall have recirculated water and shall be maintained such that it doesn't become a
mosquito breeding ground as set forth in UDC 11-3G-3B.6.
14. 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.
15. 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 angle at manhole SSMH#14 must be a minimum 90 degrees. Add additional manhole(s)
as needed.An access pathway must be added between SSMH#11 and SSMH#14 per Meridian
Standards. Sewer and Water in the common lot between SSMH#11 and SSMH#14 requires a
30' easement per General Condition #25 below. Ensure that no permanent structures (trees,
bushes,buildings,carports,trash receptacle walls,fences,infiltration trenches,light poles,etc.)
are built within the utility easement.
2. Applicant shall be required to comply with the "to and through"policy of the city of Meridian.
A 12-inch water main must be constructed from the existing blow-off west of Prevail Way to
the eastern right-of way of SH-16. Provide a 20-foot wide water easement for future water
connection from the west end of E Prairie View Drive west to the proposed water main.
General Conditions:
3. 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.
4. 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.
5. All improvements related to public life,safety and health shall be completed prior to occupancy
— Page 14
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.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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.
13. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
15. All grading of the site shall be performed in conformance with MCC 11-1-4B.
16. 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.
17. 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.
18. 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.
Page 15
19. 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.
20. 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.
21. 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.
22. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
23. 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.
24. 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.
25. 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.
26. 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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