Oaks South No. 4 H-2016-0020BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FORTY SIX (46)
SINGLE FAMILY RESIDENTIAL
LOTS AND SEVEN (7) COMMON
LOTS ON 17.99 ACRES IN THE R-4
ZONING DISTRICT FOR OAKS
SOUTH NO. 4.
BY: COLEMAN HOMES, LLC
APPLICANT
HEARING DATE: MARCH 22, 2016
CASE NO. H-2016-0020
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on March 22, 2016 for final plat approval
pursuant to Unified. Development Code (UDC) 11-613-3 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 OAKS SOUTH NO. 4, LOCATED IN NE
'/a SECTION 33, TOWNSHIP 4N, RANGE 1W, BOISE MERIDIAN,
MERIDIAN, ADA COUNTY, IDAHO; 2016, HANDWRITTEN DATE:
FEBRUARY 4, 2016, CLINTON W. HANSEN, PLS, SHEET 1 OF 3," is
conditionally approved subject to those conditions of Staff as set forth in the staff
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR OAKS SOUTH NO.4 (H-2016-0020)
Page 1 of 3
report to the Mayor and City Council from the Planning and Development
Services divisions of the Community Development Department dated March 22,
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 Becky McKay,
Engineering Solutions LLP, 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 aPetition
for Judicial Review may be filed.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR OAKS SOUTH NO.4 (H-2016-0020)
Page 2 of 3
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 maybe 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
t -t ✓� , 2016.
By:
Tammy d W erd
ODAC,.�.UO Mayor, City of Meridian
Attest:
V I
City of
R1DIAI�?�-
a
Jaycee 11an S
City Clerk T
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By:
Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR OAKS SOUTH NO.4 (H-2016-0020)
Page 3 of 3
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 1
STAFF REPORT
MEETING DATE: March 22, 2016
TO: Mayor and City Council
FROM: C.Jay Coles, Assistant City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2016-0020 – Oaks South No. 4
I. APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval to develop forty six (46) single-family
residential building lots and seven (7) common lots on approximately 17.99 acres of land in the R-4
zoning district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Oaks South Subdivision No. 4 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 H-2016-0020 as presented in the staff report for the hearing date of
March 22, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0020, as presented during the hearing on March 22, 2016, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0020 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 #: S0433121000)
The site is located south of W. McMillan Road between N. McDermott Road and N. Black Cat
Road in the NE ¼ of Section 33, Township 4N, Range 1W.
B. Applicant/Owner:
Coleman Homes, LLC
1859 S. Topaz Way, Ste. 200
Meridian, Idaho 83642
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 2
C. Representative:
Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts forty six (46) single-family residential building lots and seven (7)
common lots on 17.99 acres of land in the R-4 zoning district. The average lot size for the residential
portion of the development is 9,956 square feet. The gross density of the development is 2.56
dwelling units per acre with a net density of 4.37 dwelling units per acre.
The proposed open space for the fourth phase consists of 8-foot wide parkways, several micropath
lots and passive open space. The common open space proposed for this phase of development is
approximately 4.37 acres. The proposed amenities include a 14-foot wide multi-use pathway adjacent
to the Five Mile Creek, including benches and a fitness station. The proposed common open space
and site amenities comply with the overall common open space and site amenities approved with the
Oaks South development.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-013). 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/site amenities are consistent with
the approved landscape plan, staff deems the final plat to be in substantial compliance as required by
UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall comply with all terms of the approved Oaks South annexation (AZ-13-008);
preliminary plat (PP-13-013) and recorded development agreement (DA #114030972).
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 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 February 4, 2016, by Clinton
W. Hansen, shall be revised as follows:
a. Note #11: Insert lot number.
b. Note #12: Insert recorded instrument number.
5. The landscape plan prepared by Jensen Belts Associates, dated 2/12/16, 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 doe s
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 preliminary
plat.
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 3
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, Sue Prescott, at 887-1620 for more information.
12. A street light plan will need to be submitted for review with the Civil Plans. 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.
13. Submit a public use easement to the Planning Division for the multiuse pathway adjacent to Five
Mile Creek prior to City Engineer’s signature on the final plat.
14. Some portions of the proposed lots lie within the Meridian Floodplain Overlay District. A
floodplain development permit application is required to be submitted, reviewed and approved by
the City prior to development within the Floodplain Overlay District per MCC 10-6. The
application shall include hydraulic and hydrologic analysis including establishment of base flood
elevation (BFE) and local floodway. Contact David Miles, City of Meridian Floodplain
Administrator at 208-898-5500.
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
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
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 4
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.
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
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 5
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
ma y 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.
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.
VIII. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP-13-013)
C. Proposed Final Plat (stamped/dated: 2/4/2016)
D. Proposed Landscape Plan (dated: 2/2/2016)
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 7
Exhibit B – Approved Preliminary Plat (PP-13-013)
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 8
Exhibit C – Proposed Final Plat (dated: 2/4/2016)
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 9
Exhibit D –Proposed Landscape Plan (dated: 2/12/2016)
EXHIBIT A
Oaks South Subdivision No. 4 H-2016-0020 PAGE 10
EYW4 f
ENGINEERING
planning and engineering communities for the future
SOLUTIONSLLP
March 17, 2016
Honorable Mayor Tammy de Weerd and
Meridian City Council
City of Meridian
33 East Broadway
Meridian, ID 83642
Re: The Oaks South Subdivision No. 4 Final Plat
Project No. H-2016-0020
Dear Mayor and Council:
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
Phone: (208)938-0980
Fax: (208) 938-0941
E-mail: es-beckym@gwestoffice.net
We have reviewed staff comments for the City Council meeting of March 22, 2016, and have the
following responses:
VI. SITE SPECIFIC CONDITIONS
1. The applicant will comply.
2. The applicant will comply.
3. The applicant will comply.
4. The notes will be revised as requested.
5. Itis noted the landscape plan dated 2/12/16 is approved as submitted.
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:\Documents\2015\151109 Oaks South Sub. No. 4, The\RecsResponse.doc
Meridian City Council
March 17, 2016
Page 2
12. The streetlight plan was submitted with the construction plans.
13. The applicant will comply.
14. The applicant will comply.
VII. GENERAL REQUIREMENTS
1. The applicant will comply.
2. The applicant will comply.
3. Understood.
4. The applicant will comply.
5. Understood.
6. The applicant will comply.
7. The applicant will comply,
8. Understood,
9. The applicant will comply.
10. Understood.
11. Understood.
12. The applicant will comply.
13. Understood.
14. A floodplain permit and hydrologic analysis establishing the base flood elevation were
completed and approved for this area in 2015.
15. The engineer's certification was submitted with the final plat application.
16. The applicant will comply.
17. The applicant will comply.
18. The applicant will comply.
19. The applicant will comply.
20. Understood.
CADocuments\2015\15I109 Oaks South Sub. No. 4, The\ReesResponse.doc
Meridian City Council
March 17, 2016
Page 3
21. The applicant will comply.
22. The applicant will comply.
23. Understood.
24. The applicant will comply.
We appreciate staff's review and favorable recommendation of this project. Please feel free to
call me if you have additional comments or questions.
Sincerely,
Engineering Solutions, LLP
Becky McKay
Planner
BM:ss
CADocuments\2015\151109 Oaks South Sub. No, A, The\RecsResponse.doc