Fall Creek Sub 4 - FP H-2017-0034
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FALL CREEK SUBDIVISION NO. 4 – FP (H-2017-0034)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: APRIL 18, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 46 BUILDING
LOTS AND 4 COMMON LOTS ON
18.22 ACRES IN THE R-8 ZONING
DISTRICT FOR FALL CREEK
SUBDIVISION NO. 4
BY: THOMAS COLEMAN, TOLL
ID I, LLC
APPLICANT
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CASE NO. H-2017-0034
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on April 18, 2017 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 FALL CREEK SUBDIVISION NO. 4,
SITUATED IN THE WEST HALF OF THE NORTHWEST QUARTER OF
SECTION 24, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN,
MERIDIAN, ADA COUNTY, IDAHO, 2017, HANDWRITTEN DATE: 3/16/17,
by CODY M. MCCAMMON, PLS, SHEET 1 OF 8,” is conditionally approved
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FALL CREEK SUBDIVISION NO. 4 – FP (H-2017-0034)
Page 2 of 3
subject to those conditions of Staff as set forth in the staff report to the Mayor and
City Council from the Planning and Development Services divisions of the
Community Development Department dated April 18, 2017, a true and correct
copy of which is attached hereto marked “Exhibit A” and by this reference
incorporated herein, and the response letter from Kristi Watkins, JUB Engineers,
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
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
�GJ 12017.
City Clerk
Tammy deee
Mayor, Cit Meridian
Copy served upon the Applicant; Planning and Development Services Divisions of the
Community Development Department and City Attorney.
< /
By: � � 6e2 Dated: � 3
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FALL CREEK SUBDIVISION NO.4 — FP (H-2017-0034)
Page 3 of 3
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EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 1
STAFF REPORT
MEETING DATE: April 18, 2017
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Fall Creek Subdivision No. 4 – FP H-2017-0034
I. APPLICATION SUMMARY
The applicant, Thomas Coleman, Toll ID I, LLC, has applied for final plat (FP) approval of 46 single-
family residential building lots and 4 common lots on 18.22 acres of land in the R-8 (medium-density
residential) zoning district. This is the fourth phase of development of Fall Creek Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Fall Creek Subdivision No. 4 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0034 as presented in the staff report for the hearing date of
April 18, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0034, as presented during the hearing on April 18, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0034 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 on the east side of S. Linder Road, approximately 1/3 mile south
of W. Overland Road, in the southwest ¼ of Section 24, T. 3N., R. 1W.
B. Applicant:
Thomas Coleman, Toll ID I, LLC
3103 W. Sheryl Drive, Suite 100
Meridian, Idaho 83642
C. Owner:
Toll ID I, LLC
250 Gibraltar Road
Horsham, PA 19044
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 2
D. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, Idaho 83709
V. STAFF ANALYSIS
The proposed final plat depicts 46 building lots and 4 common lots on 18.22 acres of land in the R-8
zoning district. The gross density of the proposed subdivision is 2.5 dwelling units (d.u.) per acre with
a net density of 4.2 d.u. per acre. The minimum property size is 8,186 square feet with an average
property size of 10,346 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.
A total of 1.74 acres (or 9.55%) of qualified open space is proposed in this phase consisting of half
the street buffer along S. Linder Road; the street buffer along W. Kodiak Drive; and a large open
grassy area. Site amenities consist of a segment of the City’s multi -use pathway system along Kodiak
and an internal micro-path.
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. The number of building lots and
common area is the same; therefore, 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 (by September 21, 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 JUB Engineers, Inc., dated 3/16/17 by Cody McCammon shall be
revised as follows:
a. Plat Notes:
i. Note #5: “This Development is subject to a Development Agreement Instrument No.
114030972 106151232.
ii. Note: #10: Include the recorded instrument number for the ACHD license agreement.
iii. Note #11: Complete information pertaining to test pits.
b. Easement Notes:
i. Note #6: Include instrument number for ACHD right-of-way easements.
ii. Note #7: Include instrument number for existing ACHD storm drain easement.
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 3
5. The landscape plan prepared by Jensen Belts Associates, dated 3/14/2017, shall be revised prior
to signature on the final plat by the City Engineer as follows:
a. 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. 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.
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. A street light plan will need to be included with the Land Development Plan Submi ttal. 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.
10. 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. For this phase, that amount
equates to $22,566.75 (18.22 acres x $1,238.57/acre = $22,566.75)
11. 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.
12. 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
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.
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 4
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. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
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. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
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
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 5
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. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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 signature of the final plat by the City Engineer.
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 Water Department at
(208)888-5242 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.
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 the Central District Health Department for abandonment
procedures and inspections.
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.
V. EXHIIBITS
A. Vicinity Map
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 6
B. Approved Preliminary Plat (dated: 1/10/13)
C. Revised Preliminary Plat Layout
D. Proposed Final Plat (dated: 3/16/2017)
E. Proposed Landscape Plan (dated: 3/14/2017)
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 7
Exhibit A – Vicinity Map
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 1/10/13)
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 9
Exhibit C – Revised Preliminary Plat Layout
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 10
Exhibit D: Proposed Final Plat (dated: 3/16/2017)
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 11
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 12
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 13
Exhibit D –Proposed Landscape Plan (dated: 3/14/2017)
EXHIBIT A
Fall Creek Sub No. 4 - FP H-2017-0034.doc PAGE 14
10414 of I 1 00
Sonva Allen
From: Kristi Watkins <kwatkins@jub.com>
Sent: Thursday, April 13, 2017 1:11 PM
To: Machelle Hill; Sonya Allen; Scott Wonders
Cc: Bruce Freckleton; Barbara Shiffer; C.Jay Coles; Charlene Way
Subject: RE: Fall Creek Sub. 4 - FP H-2017-0034 Staff Report for April 18th Council Mtg
Yes, please. Thanks.
From: Machelle Hill [mailto:mhill@meridiancity.org]
Sent: Thursday, April 13, 2017 1:05 PM
To: Kristi Watkins <kwatkinsCc@iub.com>; Sonya Allen <sallen@meridiancity.org>; Scott Wonders <swonders@iub.com>
Cc: Bruce Freckleton <bfreckleton@meridiancity.org>; Barbara Shiffer <bshiffer@meridiancity.org>; C.Jay Coles
<cicoles@meridiancity.org>; Charlene Way <cway@meridiancity.org>
Subject: RE: Fall Creek Sub. 4 - FP H-2017-0034 Staff Report for April 18th Council Mtg
Kristi,
Would you like this to go onto the Consent Agenda for next Tuesday?
From: Kristi Watkins [mailto:kwatkins(-Ojub.com]
Sent: Thursday, April 13, 2017 11:31 AM
To: Sonya Allen; Scott Wonders
Cc: Bruce Freckleton; Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Subject: RE: Fall Creek Sub. 4 - FP H-2017-0034 Staff Report for April 18th Council Mtg
Sonya:
We are in agreement with the Staff Report you sent for the CC meeting on April 18, for Fall Creek #4.
Thank you,
Kristi Watkins
JUB Engineers, Inc.
From: Sonya Allen[mailto:sallen@meridiancity.org]
Sent: Wednesday, April 12, 2017 12:47 PM
To: Kristi Watkins <kwatkins@iub.com>; Scott Wonders <swonders@iub.com>
Cc: Bruce Freckleton <bfreckleton@meridiancity.org>; Barbara Shiffer <bshiffer@meridiancity.org>; C.Jay Coles
<cicoles@meridiancity.org>; Charlene Way <cwav@meridiancity.org>; Machelle Hill <mhill@meridiancity.org>
Subject: Fall Creek Sub. 4 - FP H-2017-0034 Staff Report for April 18th Council Mtg
Attached is the staff report for the rroposed final plat for Fall Creek Sub. 4. This item is scheduled to be on
the City Council agenda on April 18t . The hearing will be held at City Hall, 33 E. Broadway Avenue,
beginning at 6:00 pm. Please call or e-mail with any questions.
Kristi/Scott - Please submit a written response to the staff report to the City Clerk's office
(mhill@meridiancity.or , cjcoles@meridiancity.org, cway@meridiancity.org bshiffer@meridiancity.or and
myself (e-mail or fax) by 3:00 pm the Thursday prior to the meeting.