Creekstone Subdivision H-2016-0014BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 32 RESIDENTIAL
LOTS ON 6.92 ACRES OF LAND IN
THE R-8 ZONING DISTRICT FOR
CREEKSTONE SUBDIVISION
BY: CREEKSTONE MERIDIAN,
LLC
APPLICANT
HEARING DATE: MARCH 15, 2016
CASE NO. H-2016-0014
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on March 15, 2016 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:
The Final Plat of "PLAT SHOWING CREEKSTONE, LOCATED IN THE NE V4
OF SECTION 10, T.3N., R.1 W., B.M., MERIDIAN, ADA COUNTY, IDAHO,
2016, NATHAN J. DANG, PLS, SHEET 1 OF 5," is approved subject to those
conditions in the staff report to the Mayor and City Council from the Planning and
the Development Services Divisions of the Community Development Department
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CREEKSTONE SUBDIVISION (H-2016-0014)
Page I of 3
dated March 1, 2016, a true and correct copy of which is attached hereto marked
"Exhibit A" and by this reference incorporated herein, and the response letter
from Penelope Riley, 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 Cleric 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
interest in real property which may be adversely affected by this decision may, within twenty -
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CREEKSTONE SUBDIVISION (H-2016-0014)
Page 2 of 3
eight (2 8) 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
VA 0"`rC)"— .2016.
115 -
By:
Tammy de
ayor, Ci of Meridian
Attest:
C'il- of
-' ��►�,Fe li �lr? I�J�.,.
!0A610.�
Jaycee hof ari rise,�spe�°��
City Clerk
day of
Copy served upon the Applicant, Planning Division, Public Works Department, and City
Attorney.
B
Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CREEKSTONE SUBDIVISION (H-2016-0014)
Page 3 of 3
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 1
STAFF REPORT
MEETING DATE: March 1, 2016
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2016-0014 – Creekstone Subdivision
I. APPLICATION SUMMARY
The applicant has applied for a final plat (FP) consisting of thirty-two (32) single family residential
lots and six (6) common/other lots on approximately 6.92 acres of land in the R-8 zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Creekstone Subdivision final plat based on the analysis provided
below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0014 as presented in the staff report for the hearing date of
March 1, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0014, as presented during the hearing on March 1, 2016, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0014 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 #S1210131334)
The site is located on the north side of W. Pine Avenue; midway between N. Ten Mile Road and
N. Black Cat Road in the northeast ¼ of Section 10, Township 3 North, Range 1 West.
B. Applicant/Owner:
Creekstone Meridian, LLC
18177 Martingale Court
College Station, Texas 77845
C. Representative:
Riley Planning Services
P. O. Box 405
Boise, Idaho 83701
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 2
V. STAFF ANALYSIS
The proposed final plat depicts thirty-two (32) single family residential lots and six (6) common/other
lots on approximately 6.92 acres of land in the proposed R-8 zoning district. The minimum lot size is
5,000 square feet. The gross density of the development is 4.62 dwelling units per acre.
The proposed common open space consists of collector street buffer, stormwater detention facility
and a pathway lot along the east boundary of the proposed development. Overall common open space
is approximately 12.86%. The proposed open space is consistent with the amount approved with the
preliminary plat.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-029). The submitted final plat differs from the approved preliminary plat as follows:
1) The two (2) buildable lots in the northwest corner of the development no long take access from a
common drive as originally proposed. All lots in this area of the plat take access from W. Dover
Street; and
2) Open space has increased with the inclusion of the stormwater detention facility also located in
the northwest corner of the development.
With the reconfiguration of the buildable lots and the increase in qualifying open space in the
northwest corner of the development, Staff deems the proposed final plat to be in substantial
compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. The applicant shall meet all terms of the approved annexation and preliminary plat (AZ-13-013
and PP-13-029) for this subdivision.
2. The final plat prepared by Accurate Surveying and Mapping, by Nathan J. Dang, shall be revised
as follows:
a. Prior to submittal to the City, the Professional Land Surveyor preparing the plat shall stamp,
sign and date each page of the final plat map, including the Certificate of Surveyor.
b. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
c. Note #6: Remove the reference to title 12.
d. Add a note to plat the references the recorded instrument number for the pedestrian easement
across Lot 18, Block 1(see site specific condition of approval 10).
3. The landscape plan, prepared by Harvest Design, dated 12/23/15, is approved with the following
comment:
a. Lot 4, Block 1 shall be designed in accord with the standards set forth in UDC 11-3B-11C.
b. All fencing shall be installed in accord with UDC 11-3A-7.
c. Landscape the center median in N. Clearstream Way as proposed and enter into a license
agreement with ACHD.
4. The applicant shall obtain the City Engineer’s signature on a final plat within two years of City
Council approval of the preliminary plat (by December 17, 2017), in accord with UDC 11-6B-7.
5. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 3
6. All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to City Engineer signature of the final plat.
7. Future homes constructed within the subdivision must comply with the elevations approved with
the approved preliminary plat.
8. Prior to the issuance of a building permit, the applicant shall record a final plat.
9. Prior to signature on the final plat, a public pedestrian easement for the 5-foot pathway along the
Ten Mile Creek (Lot 18, Block 1) shall be submitted to the Planning Division of the Community
Development Department and approved by the City Council and recorded.
10. 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.
11. Applicant will be required to provide a flush line to Ten Mile Creek from the 12-inch water main
in W. Pine Avenue. The location and design of the flush line shall be coordinated with the PW
Department and the Nampa & Meridian Irrigation District.
VII. ONGOING CONDITIONS OF APPROVAL
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
4. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
5. All common open space shall be maintained by an owner's association as set forth in UDC 11-
3G-3F1.
VIII. PROCESS CONDITIONS OF APPROVAL
1. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-5C-3C.
3. Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
4. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 4
IX. 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
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.
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 5
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.
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
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 6
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 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.
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 09/03/13)
C. Proposed Final Plat
D. Proposed Landscape Plan (dated: 12/23/2015)
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 7
Exhibit A – Vicinity Map
W Pine Ave
W P a r k Creek Dr
W Dover Dr
W Hearst St
W Sugar Cree k D r
W
Hearst Dr
W F o r e c a st St
W Thorn Creek St
N
M
a
n
s
h
i
p
P
l
N B i l t m o r e A v e
W B i g C r e e k D r
W Gillette St
W Newland St
W Big Creek St
W Ann St
N L a u d e r h i l l W a y
W Bl u e C r e ek D r
N
L
a
m
b
ert Way
W Wave Dr
W Sheryl Dr
N W o l f s b u r g A v e
W Aca r rera Ln
W Aspen Creek St
W Meadowpine St
W T r e v a D r
N C l a r a A v e
N
G
r
a
y
Clo
u
d Way
N
G
o
l
f
v
i
e
w
W
a
y
W Acarrera Ct
W Quaker Ridge Dr
W Quarterhorse Ln
W Pe r u g i a S t
W Gillette Dr
N G l a m o r g a n A v e
W Quaker Ridge St
N O x w i c h A v e
W Marb e t h C tW Fa r l am Dr
W Elm Cree
k
D
r
N C a s a L o m a A v e
W Pine Creek St
N S c o t n e y A v e
W Stephanie Ct
W Blue Creek Ct
W Aspen Creek Ct
W Pine Ave
N C l a r a A v e
W Cherry Ln
N T e n M i l e R d
N B l a c k C a t R d
W Pine Ave
R-4
R-8
RUT
RUT
R-15
C-N
C-G
R-8
C-C
R-15
R-15
L-O C-N
R-8
R-2
R1
R-8
R-8
R1
R1
C-G
R-2
R1
R-15
L-O
L-O
R1
L-O
R1 R2
R-15
L-O
R-8 R1
R-4
M1
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 9/03/13)
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 9
Exhibit C – Proposed Final Plat
EXHIBIT A
Creekstone Subdivision H-2016-0014 PAGE 10
Exhibit D: Proposed Landscape Plan (dated: 12/23/15)
1
Joshua Beach
From:Penelope Riley <penelope@rileyplanning.com>
Sent:Thursday, February 25, 2016 2:25 PM
To:Jaycee Holman; Machelle Hill; Jacy Jones
Cc:Joshua Beach
Subject:Staff Report - Creekstone Subdivision
Dear City Clerk:
The Applicant, Creekstone Meridian LLC, is in agreement with the condition of approval stipulated in the H-2016-
0014 - Creekstone Subdivision Staff Report prepared by Josh Beach.
Thank you.
Penelope
Riley Planning Services LLC
(208) 908-1609
penelope@rileyplanning.com