CC - Staff ReportIsola Creek Subdivision No. 4 H-2016-0050 PAGE 1
STAFF REPORT
MEETING DATE: June 7, 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-2016-0050 – Isola Creek Subdivision No. 4
I. APPLICATION SUMMARY
The applicant, Isola Creek LLC, has applied for final plat (FP) approval of forty five (45) building
lots, and four (4) common area lots on 28.02 acres of land in an R-4 zoning district. This is the fourth
and final phase of development of Isola Creek Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Isola Creek No. 4 final plat based on the analysis provided below
in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0050 as presented in the staff report for the hearing date of
June 7, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0050, as presented during the hearing on June 7, 2016, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0050 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 east of N. Ten Mile Road and north of W. Ustick Road in the SW
¼ of Section 35, Township 4 North, Range 1 West.
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
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V. STAFF ANALYSIS
The proposed final plat depicts forty five (45) building lots and four (4) common lots on 28.02 acres
of land in an R-4 zoning district. The average lot size for the residential portion of the development is
13,588 square feet. The gross density of the development is 1.61 dwelling units per acre with a net
density of 1.84 dwelling units per acre.
The proposed open space for the third phase consists of 8-foot wide parkways, a multi-use pathway
and neighborhood park that will be donated and conveyed to the City of Meridian (Lot 28, Block 5).
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 is the same, 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 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 (2) years of
the City Engineer’s signature on the previous final plat phase (March 28, 2018); 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 by Clinton W. Hansen, shall be
revised as follows:
a. PLS stamp shall include a handwritten date.
b. Lot 28, Block 5 shall include a multi-use pathway easement along the Five Mile Creek and
eastern boundary of lot, as shown on approved preliminary plat and associated landscape
plans (PP-12-004), and shall be graphically depicted on the final plat. Said pedestrian
easement for the multi-use pathway shall be recorded prior to City Engineer’s signature on
the final plat.
c. Note #9: Remove Block 7 and insert Block 5. Remove Lot #28.
d. Add note on the face of the plat that reads, “Lot 28, Block 5 is a neighborhood park to be
constructed, owned and maintained by the City of Meridian.”
5. The landscape plan prepared by Jensen Belts Associates, dated 4/29/16, shall be revised as
follows:
a. Landscape plan shall graphically depict multi-use pathway for Lot 28, Block 5 and required
pathway landscaping shall be installed to meet the standards of UDC 11-3B-12. Such
landscaping will be installed by the City of Meridian as part of the neighborhood park
construction.
6. Creason Lateral on the eastern boundary of Lot 28, Block 5 shall be tiled in accordance with
UDC 11-3A-6 and Meridian Parks and Recreation requirements.
7. A 10-foot wide, or wider if required by NMID standards, multi-use pathway network is required
to be constructed within Lot 28, Block 5 per condition 1.2.1 of the approved preliminary plat.
Landscaping is required to be installed in accord with UDC 11-3B-12. Additionally, pathway
shall be installed along the east boundary of the future park and within Lot 28, Block 5 to provide
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connectivity to the Bridgetower Subdivision with the development of the park as proposed in the
approved preliminary plat.
8. Multi-use pathway intersecting Lot 28, Block 5 shall be constructed in accordance with Meridian
Parks and Recreation standards and UDC 11-3A-8. Applicant shall coordinate with Mike Barton,
Meridian Parks and Recreation Superintendent, on construction and installation of multi-use
pathway.
9. Prior to City Engineer signature on the final plat, applicant shall execute a license agreement with
NMID, if required, for construction of multi-use pathway within easement for Creason Lateral
and provide a copy of said license agreement to the Planning Division.
10. Prior to City Engineer signature on the final plat, applicant shall coordinate and comply with all
requirements of the Meridian Parks and Recreation Department and City Attorney’s Office to
execute an agreement for the donation and conveyance of Lot 28, Block 5 to the City per
condition 5.1.3 of DA #113021828.
11. 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.
The fencing along the open segment of the Creason Lateral shall be 6-foot wrought iron per
condition 1.2.2 of the approved preliminary plat.
12. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
13. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
14. The applicant shall comply with the submitted home elevations approved with the annexation of
the property and incorporated into the recorded development agreement.
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.
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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 11-1-4B.
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. 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
Isola Creek Subdivision No. 4 H-2016-0050 PAGE 5
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 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 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-12-004)
C. Proposed Final Plat
D. Proposed Landscape Plan (dated: 4/29/16)
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Exhibit A – Vicinity Map
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Exhibit B – Approved Preliminary Plat (PP-12-004)
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Exhibit C – Proposed Final Plat
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Exhibit D –Proposed Landscape Plan (dated: 4/29/16)
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