Isola Creek Subdivision No. 2 FP-14-035BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 50 SINGLE-
FAMILY RESIDENTIAL LOTS
AND 4 COMMON LOTS ON 16.17
ACRES OF LAND IN THE R-4
ZONING DISTRICT FOR ISOLA
CREED SUBDIVISION NO.2
BY: ISOLA CREEK, LLC
APPLICANT
HEARING DATE: AUGUST 19, 2014
CASE NO. FP -14-035
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on August 19, 2014 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 ISOLA CREEK SUBDIVISION NO. 2,
LOCATED IN THE SW/40F SECTION 25, TAN., R.1W., B.M., MERIDIAN,
ADA COUNTY, IDAHO, 2014, HANDWRITTEN DATE: 06/30/14, CLINTON
W. HANSEN, PLS, SHEET 1 OF 3," is approved subject to those conditions in
the staff report to the Mayor and City Council from the Planning Division and the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ISOLA CREEK SUBDIVISION NO. 2 (FP -14-035)
Pagel of 3
Development Services Division of the Community Development Department
dated August 19, 2014, a true and correct copy of which is attached hereto marked
"Exhibit A" and by this reference incorporated herein, and the response letter
from Becky McKay, a true and correct copy of which is attached hereto marked
"Exhibit B" 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 ISOLA CREEK SUBDIVISION NO.2 (FP -14-035)
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 day of
Attest:
Jaycee H,6.
City Clerk
—02,-
2014.
Ron
Tammy de, We'erd
Mayor, City of Meridian
Copy served upon the Applicant, Planning Division, Public Works Department, and City
Attorney.
By:
C\ Dated:.
SI
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ISOLA CREEK , SUBDIVISION NO. 2 (FP -14-035)
Page 3 of 3
EXHIBIT A
STAFF REPORT
MEETING DATE: August 19, 2014 E IDIAN."awl I
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-035 — Isola Creek No. 2
L APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval for fifty (50) single-family residential building
lots and four (4) common lots on approximately 16.17 acres of land in the R-4 zoning district.
IL STAFF RE COMMENDATION/DECISION
Staff recommends approval of the Isola Creek Subdivision No. 2 final plat subject to the conditions
noted in Sections VI and VII below. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-035 as presented in the staff report for the hearing date of
August 19, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-035, as presented during the hearing on August 19, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-035 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location: (Parcel #'s: SO435325620)
The site is located east of N. Ten Mile Road and north of W. Ustick Road in the SW 1/a of Section
25, Township 4N, Range 1 W.
B. Applicant/Owner:
Isola Creek, LLC
3103 W. Sheryl Drive, Ste. 100
Meridian, Idaho 83642
C. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, Idaho 83642
Isola Creek Subdivision No. 2 FP -14-035 PAGE 1
EXHIBIT A
V. STAFF ANALYSIS
The proposed final plat consists of fifty (50) single-family residential building lots and four (4)
common lots on 16.17 acres of land in the R-4 zoning district. The average lot size for the residential
portion of the development is 11,014 square feet. The gross density of the development is 3.09
dwelling units per acre with a net density of 3.80 dwelling units per acre.
The proposed open space for the second phase consists of 8 -foot wide parkways, passive open space
and a micropath. The common open space proposed for this phase of development is 0.91 acres which
totals approximately 5.6%. The open space complies with the overall open space approved with the
Isola Creek development.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP -12-004). Because the number of building lots shown on the final plat is the same as the
approved preliminary plat and the amount of qualified open space has increased, staff deems the final
plat to be in substantial compliance as required by UDC 11 -6B -3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall comply with all terms of the approved Isola Creek annexation (AZ -12-008);
preliminary plat (PP -12-004) and recorded development agreement (DA #113021828).
2. The applicant shall obtain the City Engineer's signature on the final plat within two years of the
City Engineer's signature on a previous final plat (November 4, 2015) 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 Engineering Solutions, LLP, stamped on June 30, 2014, by Clinton W.
Hansen, shall be revised as follows:
a. Note #10: Remove instrument #113059372 and replace with instrument #113021828.
5. The landscape plan prepared by Jensen Belts Associates, dated 06/27/14, is approved as
submitted.
6. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. If permanent
fencing does not exist at the subdivision boundary, temporary construction fencing to contain
debris shall be installed around this phase prior to release of building permits for this subdivision.
7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. The applicant shall comply with the submitted home elevations approved with the annexation of
the property and incorporated into the recorded development agreement.
10. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
11. 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, Kimberly Cutler, at 887-1620 for more information.
Isola Creels Subdivision No. 2 FP -14-035 PAGE 2
EXHIBIT A
VII. GENERAL REQUIREMENTS
I. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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. Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant shall 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.
4. Any existing structures that are required to be removed shall be removed prior to signature on the
final plat by the City Engineer.
5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
6. Any existing domestic wells within this project shall be removed from domestic service per City
Ordinance Section 9-1-4 and 9-4-8. Contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
7. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
8. Street signs are to be in place, water and sewer system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway District and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
9. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
10. All development improvements, including but not limited to sewer, water, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
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 ensue 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.
Isola Creek Subdivision No. 2 FP -14-035 PAGE 3
EXHIBIT A
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
15. 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.
16. 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.
17. 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 ACRD. 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.
18. 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.
19. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Sheet Lighting. 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.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
20. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
21. 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, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The suety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
22. 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.
23. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
Isola Creek Subdivision No. 2 FP -14-035 PAGE 4
EXHIBIT A
VIII. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP -12-004)
C. Proposed Final Plat (stamped/dated: 06/30/14)
D. Proposed Landscape Plan (dated: 06/27/14)
Isola Creek Subdivision No. 2 FP -14-035 PAGE 5
Exhibit A — Vicinity Map
EXHIBIT A
ISOLA CREEK SUBDIVISION NO. 2
VICINITY MAP - 1"=600'
LOCATED IN THE stud Y4 OF SECTION 14N., R. 1 VV., HJ41-
MERIDIAN, ADA COUN'FY, IDAHO
I m
Isola Creek Subdivision No. 2 FP -14-035 PAGE 6
EXHIBIT A
Exhibit B — Appt•oved Preliminary Plat (PP -12-004)
Isola Creek Subdivision No. 2 FP -14-035 PAGE 7
EXHIBIT A
Exhibit C — Proposed Final Plat (dated: 06/30/14)
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Isola Creek Subdivision No. 2 FP -14-035 PAGE 8
EXHIBIT A
Exhibit D —Proposed Landscape Plan (dated: 06/27/14)
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EXHIBIT A
Isola Creek Subdivision No. 2 FP -14-035 PAGE 10
E H WEERING
NGI
planning and engineering communities for fhe ldure
LLP
August 13, 2014
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
Phone: (208) 938-0980
Fax: (208) 938-0941
E-mail: es-beckym@,gwestoffice.net
Mayor and City Council
City of Meridian
33 East Idaho
Meridian, ID 83642
Re: Isola Creels Subdivision Pio. 2 Final Plat
File No. FP -14-035
Dear Mayor and Council:
We have reviewed staff comments for the Meridian City Council meeting of August 19, 2014,
and have the following responses:
SITE SPECIFIC CONDITIONS
1. The applicant will comply.
2. Understood.
3. The applicant will comply.
4. The instrument number will be corrected.
5. Noted.
6. The applicant will comply.
7. Understood.
8. Understood.
9. The applicant will comply.
10. The applicant will comply.
11. The applicant will comply.
C:ADocuments\2013\131206 Isola Creek Subdivision No. 2\RecsResponse.doc
Mayor and City Council
August 13, 2014
Page 2
GENERAL REQUIREMENTS
1. The applicant will comply.
2. The applicant will comply.
3. The applicant will comply.
4. The applicant will comply.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant will comply.
10. Understood.
11. The applicant will comply.
12. Understood.
13. Understood.
14. The applicant will comply.
15. The applicant will comply.
16. The certification was submitted as part of the final plat application.
17. Tlie applicant will comply.
18. Understood.
19. The applicant will comply.
20. The applicant will comply.
21. The applicant will comply.
22. The applicant will comply.
C:ADocumentsQ1013\I31206 Isola Creek Subdivision No. 2\ReesResponse.doe
Mayor and City Council
August 13, 2014
Page 3
23. The applicant will comply.
We appreciate staff s review of this project and ask that the project be approved as requested.
Thank you!
Sincerely,
Eugi eying Solutions, LLP
Becky McKa
Planner
BM:ss
cc: Coleman Homes LLC
C..^\Documents\2013\I 31206 Isola Creek Subdivision No. 2\RecsResponse.doc