Little Creek Sub No. 1 FP H-2017-0067
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LITTLE CREEK SUBDIVISION NO. 1 – FP H-2017-0067
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JUNE 6, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF TWENTY FOUR
(24) MULTI-FAMILY
RESIDENTIAL BUILDING LOTS
AND FOUR (4) COMMON LOTS ON
8.19 ACRES OF LAND IN THE R-40
ZONING DISTRICT FOR LITTLE
CREEK SUBDIVISION NO. 1
BY: DAVID ALEXANDER
APPLICANT
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CASE NO. H-2017-0067
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on June 6, 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 LITTLE CREEK SUBDIVISION NO. 1,
LOCATED IN A PORTION OF LOTS 19 AND 20 OF PLEASANT VALLEY
SUBDIVISION, SITUATED IN THE NORTHWEST QUARTER OF SECTION
8, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2017, HANDWRITTEN DATE:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LITTLE CREEK SUBDIVISION NO. 1 – FP H-2017-0067
Page 2 of 3
4/26/2017, by MICHAEL S. BYRNS, PLS, SHEET 1 OF 7,” is conditionally
approved 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 June 6, 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 a"O day of
L)/\/(f 2017.
o�QORPi ED AUG�sT�
01V r w
Attest: �E IDIAN�_
IDAHO
SEAL_
C.tay Col(
City Clerk
IPP
By: '—
Tammy de er
Mayor, City_ eridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
Dated: � -c9l-/
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LITTLE CREEK SUBDIVISION NO. 1 — FP H-2017-0067
Page 3 of 3
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 1
STAFF REPORT
MEETING DATE: June 6, 2017
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Little Creek Subdivision No. 1 – FP H-2017-0067
I. APPLICATION SUMMARY
The applicant, David Alexander, has applied for a final plat (FP) consisting of 24 multi-family
residential building lots and 4 common area lots on 8.19 acres of land in the R-40 zoning district for
the first phase of Little Creek Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Little Creek Subdivision No. 1 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-2017-0067 as presented in the staff report for the hearing date of
June 6, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0067, as presented during the hearing on June 6, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0067 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 at 1470 N. Locust Grove Road, in the NW ¼ of Section 8, T. 3N.,
R. 1E.
B. Applicant:
David Alexander
PO Box 7846
Boise, ID 83707
C. Owner:
Little Creek Partners, LLC
PO Box 190534
Boise, ID 83709
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 2
D. Representative:
Scott Wonders, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts 24 multi-family residential building lots and 4 common/other lots on
8.19 acres of land in the R-40 zoning district. A total of 96 dwelling units are proposed in (24) 4-plex
structures. The gross density of the proposed development is 11.72 dwelling units (d.u.) per acre with
a net density of 6.38 d.u. per acre.
A total of 1.16 acres (or 14.2%) of qualified open space is proposed in this phase consisting of a
common area where the clubhouse, plaza, tot lot, and dog park is located, half the street buffer along
N. Locust Grove Road and open lawn area. A clubhouse with a gym and lounge area, swimming pool,
dog park, pathways, plaza and 2 gazebos are proposed as amenities for the site.
Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary
plat (H-2016-0076) and found there to be the same number of building lots and common area as
shown on the approved preliminary plat; therefore, staff deems the final plat to be in substantial
compliance with the preliminary plat as required by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation, development agreement (Inst. No.
2016-109494), preliminary plat and conditional use permit applications approved for this site (H-
2016-0076).
2. The applicant shall obtain the City Engineer’s signature on the final plat by October 4, 2018, in
order for the preliminary plat to remain valid, or a time extension may be requested 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., stamped on 4/26/2017 by Michael S. Byrns, shall
be revised as follows:
a. Easement Note #5: Include the recorded instrument number for the Settler’s Irrigation
easement.
b. Add Note: 2. Maintenance of any irrigation and/or drainage pipes or ditches crossing a lot is
the responsibility of the lot owner unless such responsibility is assumed by an
irrigation/drainage entity or lot owners association.
5. The landscape plan prepared by TTKLA, PLLC, dated 4/27/17, shall be revised as follows:
a. Depict the site amenities on the plan.
b. Include a calculations table that lists the width of the street buffer, lineal feet of street
frontage and number of street trees required vs. proposed along Wilson Lane; acreage
dedicated for qualified open space with detailed calculations; number of trees provided on
common lots; and mitigation information for existing trees 4” caliper and greater that are
proposed to be removed from the site that are deemed by the City Arborist to require
mitigation.
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 3
c. Depict a 6-foot tall open vision fence, having an 11-guage, 2-inch mesh or other construction,
equivalent in ability to deter access to the waterway along the Settler’s Canal/Jackson Drain
in accord with UDC 11-3A-6C.3.
d. Depict landscaping along all pathways as set forth in UDC 11-3B-12C.
6. The following amenities shall be provided within this phase of development: a clubhouse with an
exercise facility and lounge area, swimming pool, 2 gazebos, a tot lot with play equipment, a dog
park (or open space), walking trails/pathways and a water feature at the entry to the development.
7. Submit a detail of the tot lot play equipment, gazebos, and water feature with the Certificate of
Zoning Compliance application.
8. An encroachment agreement is required for those lots that encroach within the Settler’s Irrigation
easement for the Jackson Drain along the south boundary of the site; or, the lots should be
reconfigured sot that they don’t encroach within the easement.
9. All fencing installed on the site shall be consistent 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.
10. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
11. Submit a 14-foot wide pedestrian easement to the Planning Division for the multi -use pathway
along the southern boundary of the site prior to signature on the final plat by the City Engineer.
Coordinate the details of the easement with Jay Gibbons, Park’s Department (208-888-3579).
12. Future development shall comply with the design standards listed in UDC 11-3A-19 and the City
of Meridian Architectural Standards Manual (ASM).
Windows are required on all elevations that face areas used for children’s recreation to allow
views of these areas, including those on Lots 12, 14 and 17 that face the common area on the
adjacent development to the east.
13. The existing home and associated outbuildings shall be removed from the site prior to signature
on the final plat by the City Engineer.
14. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
15. The civil design plans need to include an in-line water valve on Wilson Lane, between the tap for
the current phase and the tap for the future phase.
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.
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 4
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
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.
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 5
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/Zoning Map
B. Preliminary Plat (dated: 8/16/16)
C. Proposed Final Plat (dated: 1/12/17)
D. Proposed Landscape Plan (dated: 4/2/17)
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 6
Exhibit A – Vicinity/Zoning Map
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 7
Exhibit B – Preliminary Plat (dated: 8/16/16)
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 8
Exhibit C – Proposed Final Plat (dated: 1/12/17)
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 9
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 10
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 11
Exhibit D – Proposed Landscape Plan (dated: 4/27/17)
EXHIBIT A
Little Creek Sub 1 FP H-2017-0067 12
EXHIBIT B
Sonya Allen
From: Kristi Watkins <kwatkins@jub.com>
Sent: Friday, June 02, 2017 11:56 AM
To: Sonya Allen; Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Cc: Scott Wonders
Subject: RE: Little Creek Sub. 1 - FP H-2017-0067 Staff Recommendaton to Council for 6/6 Mtg
Looks good. We accept this staff report as written.
Thank you,
Kristi
From: Sonya Allen[mailto:sallen@meridiancity.or�]
Sent: Friday, June 2, 2017 9:02 AM
To: Barbara Shiffer <bshiffer@meridiancity.org>; C.Jay Coles <cicoles@meridiancity.org>; Charlene Way
<cway@meridiancity.org>; Machelle Hill <mhill@meridiancity.org>
Cc: Kristi Watkins <kwatkins@iub.com>; Scott Wonders <swonders@iub.com>
Subject: Little Creek Sub. 1 - FP H-2017-0067 Staff Recommendaton to Council for 6/6 Mtg
Attached is the staff report for the proposed final plat for Little Creek Sub. 1. This item is scheduled to be
on the City Council agenda on June 6th. 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.or , bshiffer@meridiancity.org, and
myself (e-mail or fax) prior to the meeting.
Thanks,
Sonya Allen I Associate City Planner
City of Meridian I Community Development Department
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 1 Direct: 208-489-05781 Fax: 208-489-0578
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