CC - Staff ReportFall Creek Meadows Subdivision No. 1 H-2017-0160 PAGE 1
STAFF REPORT
MEETING DATE: January 2, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2017-0160 – Fall Creek Meadows Subdivision No. 1
I. APPLICATION SUMMARY
The applicant, Thomas Coleman, Toll ID I, LLC, has applied for final plat (FP) approval of 52 single-
family residential building lots and 7 common/other lots on 17.89 acres of land in an R-8 (medium-
density residential) zoning district. This is the first phase of development of Fall Creek Meadows
Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Fall Creek Meadows Subdivision No. 1 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-021 as presented in the staff report for the hearing date of July
23, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-021, as presented during the hearing on June 23, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-021 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 south of W. Overland Road and east of S. Linder Road, in the
west ½ of Section 24, T. 3N., R. 1W.
B. Applicant:
Coleman Homes, LLC
3103 W. Sheryl Drive, Suite 100
Meridian, Idaho 83642
C. Owner:
Toll ID I, LLC
Fall Creek Meadows Subdivision No. 1 H-2017-0160 PAGE 2
250 Gibraltar Road
Horsham, PA 19044
D. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave. Suite 201
Boise, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts 52 building lots and 7 common/other lots on 17.89 acres of land in an
R-8 zoning district. The gross density of the proposed subdivision is 3.29 dwelling units (d.u.) per
acre with a net density of 4.32 d.u. per acre. The average property size is 10,084 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 children’s play structure is proposed on Lot 1, Block 4, and a pedestrian pathway is proposed on
Lot 6, Block 1 as amenities within this phase along with 2.17 acres of common open space as
depicted on the landscape plan. Detached sidewalks with 8-foot wide parkways are proposed within
the development.
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 buildable lots is the
same as shown on the preliminary plat. Because the number of buildable lots did not increase and the
amount of common open space is consistent with what was originally approved, 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 (H-2016-0009).
2. The applicant shall obtain the City Engineer’s signature on the final plat by April 5, 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 November 28, 2017 by Michael S. Byrns is
approved as shown.
5. The landscape plan prepared by Jensen Belts Associates, dated November 14, 2017, shall be
revised prior to signature on the final plat by the City Engineer as follows:
a. The applicant shall construct a 10-foot wide multi-use pathway on the site along the east side
of Linder Road to the north boundary of the site in accord with the Pathways Master Plan and
UDC 11-3A-8.
6. All single-family dwellings constructed within the project shall substantially conform to the
materials and elevations proposed and included in Exhibit A.4. The rear or sides of structures on
lots that that back up to S. Linder Road (Lots 7-11, Block 1), as well as to W. Kodiak Drive (Lots
2-6, Block 1; Lots 2-10, Block 3; and Lots 26-33, Block 5) will be highly visible; these lots shall
incorporate articulation through changes in materials, color, modulation, and architectural
elements (horizontal and vertical) to break up monotonous wall planes and roof lines.
Fall Creek Meadows Subdivision No. 1 H-2017-0160 PAGE 3
7. The applicant shall construct the remaining portion of W. Kodiak Drive prior to submitting a final
plat for the Fall Creek Meadows Subdivision to increase vehicular and pedestrian accessibility to
the new school.
8. 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.
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
11. To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project which serves more than 30 homes, as set forth in International Fire
Code Section D107.1. The two entrances should be separated by no less than ½ th e diagonal
measurement of the full development as set forth in International Fire Code Section D104.3. The
applicant shall provide a stub street to the property to the (west/east/north/south).
12. A street light plan is required to be submitted as a stand-alone plan pursuant to section 6-7 of the
2016 City of Meridian Design Standards. Street light notes are required to be on the plan.
Maximum spacing for type 2 street lights is 260' pursuant to Drawing 6C of the 2016 design
standards. The supplied street light plan has lights spaced in excess of 300'..
13. 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.
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. 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.
Fall Creek Meadows Subdivision No. 1 H-2017-0160 PAGE 4
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.
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
Fall Creek Meadows Subdivision No. 1 H-2017-0160 PAGE 5
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
B. Approved Preliminary Plat (dated: 1/13/16)
C. Proposed Final Plat (dated: 11/28/17)
D. Proposed Landscape Plan (dated: 5/26/15)
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Exhibit A – Vicinity Map
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Exhibit B – Approved Preliminary Plat (dated: 1/13/16)
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Exhibit C: Proposed Final Plat (dated: 11/28/17)
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Exhibit D –Proposed Landscape Plan (dated: 5/26/15)
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