Graycliff Estates No. 3 FP-2022-0012 Final Order BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: APRIL 19, 2022
ORDER APPROVAL DATE: MAY 3, 2022
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 34 BUILDING ) CASE NO. FP-2022-0012
LOTS AND 3 COMMON LOTS ON )
5.25 ACRES OF LAND IN THE R-8 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
GRAYCLIFF ESTATES NO. 3. )
BY: KB HOME )
APPLICANT )
This matter coming before the City Council on April 19, 2022 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-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 GRAYCLIFF ESTATES SUBDIVISION
NO. 3, LOCATED IN THE NW 1/4 OF THE SE 1/4 OF SECTION 25, T.3N.,
R.I W., B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2022,
HANDWRITTEN DATE: 2/11/2022,by CLINTON W. HANSEN, PLS, SHEET
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR GRAYCLIFF ESTATES NO. 3 FP-2022-0012
Page 1 of 3
I OF 3," 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 4/19/2022, 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
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 § 67-6521. An affected person being a person who has an
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR GRAYCLIFF ESTATES NO. 3 FP-2022-0012
Page 2 of 3
interest in real property which may be adversely affected by this decision may, within twenty-
eight(28) 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 3rd day of
May 2022.
By:
Robert E. Simison 5-3-2022
Mayor, City of Meridian
Attest:
Chris Johnson 5-3-2022
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 5-3-2022
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR GRAYCLIFF ESTATES NO. 3 FP-2022-0012
Page 3 of 3
Item#8.
EXHIBIT A
STAFF REPORTC�WE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT f D A H 0
HEARING 4/19/2022 --IFJJI 1 1 1 1 1 I-7/ 11 Y vlcill �' L
MIRY RD
DATE: u
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
MTr
208-884-5533
SUBJECT: FP-2022-0012
Graycliff Estates No. 3 F
LOCATION: Generally located south of W. Harris St.
and west of S. Meridian Rd., in the SE
1/4 of Section 25, T.3N.,R.l W. SUBJECT PROPERTY
W.AMITY RD.-��
I. PROJECT DESCRIPTION
Final Plat consisting of 34 building lots and 3 common lots on 5.25 acres of land in the R-8 zoning
district for the third 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 11-613-3C.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 and the
amount of common open space has increased,therefore, Staff deems the proposed final plat to be in
substantial compliance with the approved preliminary plat as required.
Page 1
Page 134
Item#8.
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)
GRAYCLIFF ESTATES SUBDIVISION
PRELIMINARY PLAT-MERIZIAN,INAHO-2020
-- 1 2i
g,
-ELF I PV.T N M Eu I PWi VATA t
PAL
III• _• / \ / � � � s s=,a
/ M�w�
A
1
' _ •1 �� \ a V' 4 �W.
a. ._._. s _
ve
3 F^
_
..e m
a
•iT EP
i T
=xo...� l EE1 Q
E
Page 135
Item#8.
B. Final Plat(dated: 2/11/22)
GRAYCLIFF ESTATES SUBDIVISION NO. 3 BOOK_,PAGE_
LOCATED IN THE MN1114 OF THE SE 114 OF SECTION 25,T.3N.,RAW.,B.M.
CITY OF MERICIAN.ADA COUNTY,IDAHO UEGEM
2022 e
�.0,� �+� wsn,r is.n� ----- axuwe sr. Jy�� •
6\a :D, _—__--_ a�.nrnaw,
NCTES
. a�'Ion. �'..•l ����.,.,:�..m,..�,
�ICL611t*fY -" I y '$ MY6Y
Y.ILwwrsL.
wmnsrey s��
IR
T E: i s .. e a xeoas'i5Y .tv.c
N61SrY 6•�3�RW s...rc..c,xurra�».nu woc,�r.x�nu�s��
N
Sl1RYEY NAWAT1VE
llE ia� SSRE TiHE
u wer war«r u as �r yh ut a 'wx...xr+ .x a,.ren.xw.e 1 g n land Surveying and Consulting
u zx .w.rrt w au aarut a aK m nsror xxsn nn s ar im o,n�„�. oerr�} aye.x„.r.�.
u rw ww+rF w w.r e„ree a ra asw +.sra• 40 oa xe iww aatw rKxt wsr �w.,`ry m°V1�1°�i�ar
u xer,n m and .s,nn a se asd .ra•�vre s,r m xsr x.a wwW
H
,mv,rr sur �.
u p.f Wauc w 9.+T a}rays y.n mu nryr?I'4.F, IF,1' Wn' i�A}T•li.a*
o xinxt SHEET 1 OF 3
Page 3
Page 136
Item#8.
C. Landscape Plan(dated: 05/21/2020)& Site Amenity Details
LANDSCAPE IMPROVEMENT PLANS
GRAYCLIFF ESTATES PHASE 3
� . T
i
4
*;e
�Fa .
� g >
q _ 4
e G
i
Y.e o
lki
L0.01
y� RANTING IE6EliO
ra. Q .a, .,• r eu m.a
f }'
\ Q �
- q E
1' LL
•`. ��:M may.
I _ 1
W 44
Page 137
Item#8.
\ .,�.
� neKp
l�nr��v v�oT w m 4
1 IRfEn nlrrrNc aun ETANNG m.m cweaxva � rr�EETAJOIG-MILhTRIIN[�"� L I
.. mnewn�rt4t.r.; T Y F
E
H
y
yy„v,
�P AC FBlCE LI,02
Page 5
Page 138
Item#8.
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; 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: 2/11/2022,
included in Section V.B shall be revised as follows:
a. Note#10: Include the recorded instrument number for the CC&R's.
b. Note#11: Include the recorded instrument number for the ACHD temporary license
agreement.
c. Include the recorded book and page numbers for Graycliff Estates No. 2 noted on Sheet 1.
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. Depict shrubs and other vegetative groundcover along all pathways as set forth in UDC 11-
313-12C.2.
b. 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.
c. Fencing adjacent to the common open space where the Williams Pipeline is located along the
east boundary of the site shall be revised to comply with the standards in UDC 11-3A-
7A.7b(1).An open vision or semi private fence up to 6 feet in height is required to provide
visibility of the common area from adjacent homes.
A copy of the revised landscape plan shall be submitted with the final plat for City Engineer
signature.
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. 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.goov for more information.
Page 139
Item#8.
10. All fencing shall comply with the standards of UDC 11-3A-7C.
11. 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 blow-off valve shown on sheet C5.20 needs to be installed (and noted) per City Standard
Drawing W 13.
2. Sewer services should not cross infiltration trenches whenever possible. There are several areas
that do not meet this standard.
3. Infiltration trenches must be a minimum of ten feet from sewer mains.
4. 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.
5. 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:
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 11-313-14A.
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
Page 7
Page 140
Item#8.
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 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
Page 141
Item#8.
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(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.
Page 9
Page 142