CC - Staff ReportFall Creek Subdivision No. 3 FP-15-026.doc PAGE 1
STAFF REPORT
MEETING DATE: August 25, 2015
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-026 – Fall Creek Subdivision No. 3
I. APPLICATION SUMMARY
The applicant, Coleman Homes, LLC, has applied for final plat (FP) approval of 43 single-family
residential building lots and 6 common lots on 19.24 acres of land in the R-8 (medium-density
residential) zoning district. This is the third phase of development of Fall Creek Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Fall Creek Subdivision No. 3 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-026 as presented in the staff report for the hearing date of
August 25, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-026, as presented during the hearing on August 25, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-026 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:
The subject property is located south of W. Overland Road on the east side of S. Linder Road, in
the southwest ½ of Section 24, T. 3N., R. 1W.
B. Applicant:
Coleman Homes, LLC
3103 W. Sheryl Drive, Suite 100
Meridian, Idaho 83642
C. Owner:
Bear Creek West Development, LLC
3103 W. Sheryl Drive, Suite 100/2430 S. Linder Road
Meridian, Idaho 83642
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D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts 43 building lots and 6 common lots on 19.24 acres of land in the R-8
zoning district. The gross density of the proposed subdivision is 2.23 dwelling units (d.u.) per acre
with a net density of 3.19 d.u. per acre. The minimum property size is 11,012 square feet with an
average property size of 13,645 square feet (s.f.). All of the lots proposed in this phase are for single-
family detached homes and must comply with the dimensional standards of the R-8 zoning district
listed in UDC Table 11-2A-6. Staff has reviewed the proposed plat and found it in compliance with
the aforementioned dimensional standards.
There is an existing home and associated outbuildings on proposed Lot 58, Block 5 that the developer
recently acquired and is in the process of removing.
The UDC (11-3A-17) requires a minimum 5-foot wide detached sidewalk to be constructed along S.
Linder Road, which is not depicted on the plans. There is an existing guardrail adjacent to the
pavement along the frontage of this site and the grade of the road is higher than that of the subject
property. ACHD has met with the applicant on this matter and because of these site constraints, the
developer will be donating right-of-way to ACHD in lieu of constructing the sidewalk improvements
in this section or providing a road trust. ACHD will construct sidewalk along this section of Linder
Road when the bridge is widened in the future. With development of Phase 2 to the north, the
developer will be constructing sidewalk to right before the guardrail with an asphalt pedestrian
connection to Linder Road at the sidewalk terminus.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-6B-3C.2. There are two fewer buildable lots
proposed on the final plat than shown on the approved preliminary plat and the amount of common
area has increased (15,164+/- s.f.). Because the number of buildable lots did not increase and the
amount of common open space is greater than originally approved, staff finds the proposed final plat
in substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-05-064; Development Agreement
Inst. No. 106151232) and preliminary plat (PP-12-016).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of the
City Engineer’s signature on the final plat for the previous phase; 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, dated July 21, 2015 by Clinton W.
Hansen shall be revised as follows:
a. Note: #13: Include the recorded instrument number for the ACHD license agreement.
b. Include the recorded Book and Page number on the note for Fall Creek Subdivision No. 2
abutting the site to the north.
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5. The landscape plan prepared by Jensen Belts Associates, dated July 17, 2015, shall be revised
prior to signature on the final plat by the City Engineer as follows:
a. A minimum of one tree shall be included within Lot 62, Block 5 outside of the ACHD
stormwater drainage easement in accord with UDC 11-3B-12C.2.
b. Depict a 10-foot wide compacted gravel shoulder along S. Linder Road meeting the
construction standards of ACHD and landscape the remainder with lawn or other vegetative
ground cover as set forth in UDC 11-3B-7C.5.
6. The existing home and accessory structures shall be removed from the site prior to signature on
the final plat by the City Engineer.
7. All fencing installed on the site must comply with the fencing plan depicted on the landscape
plan, the conditions in this report, and with the standards listed in 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.
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. A street light plan will need to be included with the Land Development Plan Submittal. Street
light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.
A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
The street light plan will need to include Type 1 lighting along the frontage of Linder Road in
addition to type 2 lighting along the subdivisions internal streets.
11. Applicant shall be required to pay their pro-rata share of the outstanding balance of the August
24, 2007, 27-inch Sanitary Sewer Reimbursement Agreement, recorded as Ada County
Instrument Number 108124038, prior to signature on the final plat.
12. Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master grading and drainage plan for approval by the Community Development
Department. This plan shall establish, at a minimum; the finish floor elevation of each building
lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each
building pad, the drainage patterns of the overall blocks, and any special swales or subsurface
drainage features necessary to control and maintain storm water drainage. Applicant's engineer
shall consult the 2012 International Residential Code when establishing the finish floor elevations
and drainage patterns away from the building pads.
13. With the application for a building permit, each home builder must submit lot grading and
finished floor elevation consistent with the approved master grading and drainage plan for the
subdivision. If deviations from the approved master grading and drainage plan are proposed, they
must be submitted and approved by the Community Development Department prior to the
issuance of a building permit. Any such revision proposal shall be accompanied by a written
authorization from the Developer to allow a revision to the master lot grading plan
VII. GENERAL REQUIREMENTS
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
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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. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
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. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-5C-1.
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 11-12-3H.
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.
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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. 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 Street 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. 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 development plan approval.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. Any existing domestic well system 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.
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 Central District Health for abandonment procedures and
inspections (208)375-5211.
23. 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 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.
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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 tiled 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.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 1/10/13)
C. Revised Preliminary Plat Layout
D. Proposed Final Plat (dated: 7/21/15)
E. Proposed Landscape Plan (dated: 7/17/15)
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Exhibit A – Vicinity Map
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Exhibit B – Approved Preliminary Plat (dated: 1/10/13)
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Exhibit C – Revised Preliminary Plat Layout
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Exhibit D: Proposed Final Plat (dated: 7/21/15)
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Exhibit D –Proposed Landscape Plan (dated: 7/17/15)
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