CC - Updated Staff Report 4-5
Page 1
HEARING
DATE:
4/5/2022
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: FP-2022-0005
Graycliff Estates No. 2
LOCATION: 684 W. Harris St., in the SE ¼ of Section
25, Township 3N., Range 1W.
I. PROJECT DESCRIPTION
Final plat consisting of 54 buildable lots and 6 common lots on 13.26 acres of land in the R-8 zoning
district for the second phase of Graycliff Estates Subdivision.
II. APPLICANT INFORMATION
A. Applicant:
Sabrina Durtschi, KB Home – 1414 Bannock, Boise, ID 83702
B. Owner:
Thomas Coleman, KB Home – 1414 Bannock, Boise, ID 83702
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (H-2019-0129) in accord with the requirements listed in UDC 11-6B-3C.2.
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC 11-6B-3C.2, the number of buildable lots cannot increase and the
amount of common area cannot decrease. There is no change to the number of buildable lots or
common open space, therefore, Staff deems the proposed final plat to be in substantial compliance
with the approved preliminary plat as required.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
IV. DECISION
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this
report.
V. EXHIBITS
A. Preliminary Plat (dated: 1/31/2020)
Page 3
B. Final Plat (dated: 1/6/22)
C. Landscape Plan (dated: 05/21/2020) & Site Amenity Details
Page 5
D. Common Driveway Exhibits
Page 7
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved annexation (Development Agreement - Inst.
#2015-112095, 1st Addendum Inst. #2019-086664, and 2nd Addendum Inst. #2020-066784) and
preliminary plat (H-2019-0129) applications approved for this site.
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within two years
of the City Engineer’s signature on the previous phase final plat (on or before December 23,
2023); or apply for a time extension, in accord with UDC 11-6B-7.
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 prepared by Land Solutions, stamped by Clinton W. Hansen, dated: 1/6/2022,
included in Section V.B shall be revised as follows:
a. Note #8: “. . . Lot 1, Block 27 is reserved for a City of Meridian well lot. Lot 2, Block 27 is
reserved for a City of Meridian Park, unless the City Council determines a public park is not
preferred in this development. . .”
b. Graphically depict the ACHD storm water drainage easements referenced in Note # 9.
c. Note #12: Include the recorded instrument number for the CC&R’s.
d. Add note: “The bottom of structural footing shall be set a minimum of 12-inches above the
highest established normal ground water elevation.”
e. Include the recorded instrument number for the ACHD permanent easement line noted in the
Legend.
f. Include the recorded instrument number for the existing ACHD permanent easement
graphically depicted on the plat.
g. Depict the public pedestrian easement for the multi-use pathway across Lot 2, Block 7 and
include the recorded instrument number for the easement.
A copy of the revised plat shall be submitted with the final plat for City Engineer signature.
5. The landscape plan prepared by Kimley Horn, dated 01/14/2022, included in Section V.C, shall
be revised as follows:
a. The street buffer along S. Oakbriar Way shall include shrubs and other vegetative
groundcover; and trees shall be depicted within the buffer south of W. Learmont St. outside
of the Sundell lateral easement as set forth in UDC 11-3B-7C.3 and as depicted on the
preliminary plat landscape plan. Revise the Landscape Requirements table accordingly.
b. Depict shrubs and other vegetative groundcover along all pathways as set forth in UDC 11-
3B-12C.2.
c. Include the total linear footage of parkways (minus 26’ for each driveway) and the required
vs. provided number of trees in the Landscape Requirements table. In areas where there is an
ACHD storm water drainage easement that prohibits trees, the required trees shall be placed
elsewhere on the site.
d. Depict landscaping within Lot 2, Block 7 in accord with the standards listed in UDC 11-3G-
3E; and a 10-foot wide multi-use pathway with landscaping along the pathway in accord with
the standards listed in UDC 11-3B-12C. Note: The improvements in this lot are not required
Page 9
to be installed until the larger park area develops. If the City Council determines a public
park is not preferred in this development, the area shall be developed as private open space
for the development.
A copy of the revised landscape plan shall be submitted with the final plat for City Engineer
signature.
Note: Alternative Compliance to UDC 11-3B-12C for the landscaping (i.e. trees) required
adjacent to the multi-use pathway and to UDC 11-3G-3E.2 for the landscaping (i.e. trees)
required within common open space within the Williams pipeline easement on Lot 2, Block 7 was
previously approved with H-2018-0054. A total of 35 additional trees were required to be
provided within the development (or within another City park as determined appropriate by the
Planning Division and Park’s Department) based on the calculations provided.
6. All development within the Williams Northwest Pipeline easement must adhere to the most
current standards in the Williams Gas Pipeline Developers’ Handbook.
7. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2A-6 for the R-8 zoning district.
8. Future homes within the development shall be generally consistent with the building elevations
referenced in the Development Agreement (Inst. #2020-066784).
9. The rear and/or side elevations of 2-story homes abutting the collector streets (W. Harris St. and
S. Oakbriar Way) on Lots 14-15, Block 1 and Lots 21-32, Block 5, 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
public street. Single-story structures are exempt from this requirement.
10. Common driveways shall be paved with a surface with the capability of supporting fire vehicles
and equipment in accord with UDC 11-6C-3D.4.
11. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common
driveways, which shall include a requirement for maintenance of a paved surface capable of
supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8; a copy of said easement
shall be submitted to the Planning Division prior to signature on the final plat by the City
Engineer.
12. Homes on Lots 11-13 and 21-23, Block 5 shall comply with the setbacks depicted on the common
driveway exhibits in Section V.D.
13. The well lot (i.e. Lot 1, Block 7) shall be conveyed to the City of Meridian by deed after the plat
is recorded, prior to issuance of the first Certificate of Occupancy within the development.
14. The City park lot (i.e. Lot 2, Block 7) shall be conveyed to the City of Meridian by deed at such
time as the larger park area is also conveyed to the City that lies in the adjacent Brundage Estates
and Biltmore Estates subdivisions. If determined by the City Council that a public park is not
preferred in this development, this lot shall be improved as private open space for the
development. In the interim, this lot shall be maintained by the Homeowner’s Association and
kept free of weeds.
15. A surety valid for a period of three (3) years shall be submitted to the City for the 10’ wide multi-
use pathway, landscaping and irrigation improvements on Lot 2, Block 7, the future City park lot,
prior to signature on the final plat by the City Engineer; the surety may be required to be extended
if the remainder of the land designated for a City Park isn’t ready to develop at that time. If the
City Council determines a City park is not preferred in this development during the
aforementioned time period (or the extended time period, as applicable), the surety will be
released and the lot shall be improved as private open space for the development; or, if ownership
of the lot is transferred to the developer of the adjacent parcels for improvement as a City Park
and that developer agrees to improve the lot as part of the future City Park, the surety will be
released. Landscaping/irrigation shall not be installed on this lot until the larger 11+/- acre park
area is ready to be developed that is also part of Biltmore Estates and Brundage Estates
subdivisions.
16. 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 208-887-1620 or
Susan.L.Prescott@usps.gov for more information.
17. All fencing shall comply with the standards of UDC 11-3A-7C.
18. 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. Water valve spacing shall not exceed 800 feet.
2. Water blowoffs should be installed per City standard drawing W13.
3. Manholes shall be placed in the roadway whenever possible. Manhole SSMH B3 and SSMH B2
are currently located in the sidewalk and common driveway and must be moved to the roadway.
4. Separation between infiltration trench and sewer main is 10 foot minimum.
5. The streetlight plan has not been approved. The streetlights will need to be installed and operational,
with approved record drawing, before any form of occupancy.
6. No geotechnical report was provided with this application. A geotechnical report will be required
to be submitted and reviewed prior to signature of the final plat.
General Conditions:
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
Page 11
12. 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 infrastruct ure 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
18. Developer shall coordinate mailbox locations with the Meridian Post Office.
19. All grading of the site shall be performed in conformance with MCC 11-1-4B.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
25. 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.
26. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
27. 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.
28. 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.
29. 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.
30. 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.