Fall Creek Meadows No 2. H-2018-0015 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FALL CREEK MEADOWS SUBDISION NO.2 – FP H-2018-0015
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MARCH 27, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FORTY THREE
(43) SINGLE-FAMILY
RESIDENTIAL BUILDING LOTS
AND THREE (3) COMMON LOTS
ON 14.81 ACRES OF LAND IN THE
R-8 ZONING DISTRICT FOR FALL
CREEK MEADOWS SUBDIVISION
NO. 2
BY: THOMAS COLEMAN
APPLICANT
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CASE NO. H-2018-0015
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on March 27, 2018 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 MEADOWS
SUBDIVISION No. 2, LOCATED IN THE NW1/4 OF SECTION 24,
TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2018, HANDWRITTEN DATE:
Meridian City Council Meeting Agenda April 10, 2018 – Page 18 of 156
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FALL CREEK MEADOWS SUBDISION NO.2 – FP H-2018-0015
Page 2 of 3
02/12/2018, BY CARL PORTER, PLS, SHEET 1 OF 9,” 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 March 27, 2018, a true and
correct copy of which is attached hereto marked “Exhibit A” 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 Cit y 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.
Meridian City Council Meeting Agenda April 10, 2018 – Page 19 of 156
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
Ar r)'L '2018.
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By:
PQ05tp�TED AL, V de W er
o Mayor, City of Meridian
Attest:
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City Clerk yr��G�lhn roFAS J v
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Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: awkwlx.t
Dated: q -/0190[y
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FALL CREEK MEADOWS SUBDISION NO.2 — FP H-2018-0015
Page 3 of 3
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 1
STAFF REPORT
MEETING DATE: March 27, 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-2018-0015 – Fall Creek Meadows Subdivision No. 2
I. APPLICATION SUMMARY
The applicant, Thomas Coleman, Toll ID I, LLC, has applied for final plat (FP) approval of 43 single-
family residential building lots and 3 common lots on 14.81 acres of land in an R-8 (medium-density
residential) zoning district. This is the second and final phase of Fall Creek Meadows Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Fall Creek Meadows Subdivision No. 2 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0015 as presented in the staff report for the hearing date of
March 27, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0015, as presented during the hearing on March 27, 2018, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0015 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
250 Gibraltar Road
Horsham, PA 19044
Meridian City Council Meeting Agenda April 10, 2018 – Page 21 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 2
D. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave. Suite 201
Boise, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts 43 building lots and 3 common/other lots on 14.81 acres of land in an
R-8 zoning district. The gross density of the proposed subdivision is 2.9 dwelling units (d.u.) per acre
with a net density of 3.81 d.u. per acre. The average property size is 11,445 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.
Two pedestrian pathways are proposed; on Lot 17 and Lot 27, Block 5 as amenities within this phase
along with 1.48 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 2016-067643) 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 February 12, 2018 by Michael S. Byrns is
approved with the following changes:
a) Note #5 includes the incorrect DA instrument number. The applicant shall modify the
plat note to include the correct DA instrument numbers (Development Agreement Inst.
No. 106151232 and 2016-067643).
b) In note #10, the applicant shall include the ACHD license agreement instrument number.
c) In easement note #6, the applicant shall include the applicable ACHD instrument number.
5. The landscape plan prepared by Jensen Belts Associates, dated January 19, 2018, is approved as
shown.
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.
Meridian City Council Meeting Agenda April 10, 2018 – Page 22 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 3
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 is required to be submitted as a stand-alone plan pursuant to section 6-7 of the
2016 City of Meridian Design Standards. On a preliminary review, the spacing appears to meet
the requirements with the exception of W. Coastal Drive..
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.
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.
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.
Meridian City Council Meeting Agenda April 10, 2018 – Page 23 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 4
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
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
Meridian City Council Meeting Agenda April 10, 2018 – Page 24 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 5
(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: 2/12/18)
D. Proposed Landscape Plan (dated: 1/19/18)
Meridian City Council Meeting Agenda April 10, 2018 – Page 25 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 6
Exhibit A – Vicinity Map
Meridian City Council Meeting Agenda April 10, 2018 – Page 26 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 1/13/16)
Meridian City Council Meeting Agenda April 10, 2018 – Page 27 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 8
Exhibit C: Proposed Final Plat (dated: 2/12/18)
Meridian City Council Meeting Agenda April 10, 2018 – Page 28 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 9
Exhibit D –Proposed Landscape Plan (dated: 1/19/18)
Meridian City Council Meeting Agenda April 10, 2018 – Page 29 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 10
Meridian City Council Meeting Agenda April 10, 2018 – Page 30 of 156
Exhibit A
Fall Creek Meadows Subdivision No.2 H-2018-0015 PAGE 11
Meridian City Council Meeting Agenda April 10, 2018 – Page 31 of 156