Creason Creek No. 2 H-2018-0037 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CREASON CREEK SUBDIVISION NO. 2 – FP H-2018-0037
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 15, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF THIRTEEN (13)
BUILDING LOT AND TWO (2)
COMMON LOTS ON 3.78 ACRES
OF LAND IN THE R-8 ZONING
DISTRICT FOR CREASON CREEK
SUBDIVISION NO. 2
BY: ULC MANAGEMENT, LLC
APPLICANT
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CASE NO. H-2018-0037
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on May 15, 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 CREASON CREEK SUBDIVISION NO. 2,
LOCATED IN GOVERNMENT LOT 4 OF SECTION 1, TOWNSHIP 3
NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA
COUNTY, IDAHO, 2018, HANDWRITTEN DATE: 04/25/2018, by CLINTON
W. Hansen, PLS, SHEET 1 OF 3,” is conditionally approved subject to those
Meridian City Council Meeting Agenda June 5, 2018 – Page 318 of 868
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CREASON CREEK SUBDIVISION NO. 2 – FP H-2018-0037
Page 2 of 3
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 May 15, 2018, a true and correct copy of which is
attached hereto marked “Exhibit A” and by this reference incorporated herein, and
the response letter from Bob Unger, ULC Management, LLC, 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.
Meridian City Council Meeting Agenda June 5, 2018 – Page 319 of 868
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
X11 32018.
Attest:
Jay Cole
itv Clerk
TED AUGU/
By:
Tammy ��de eerd
Mayor, City of Meridian
/IDAHO
SEAL
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By:(� v1Q l.lJ Dated:��
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CREASON CREEK SUBDIVISION NO. 2 — FP H-2018-0037
Page 3 of 3
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 1
STAFF REPORT
MEETING DATE: May 15, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Creason Creek Subdivision No. 2– FP (H-2018-0037)
I. APPLICATION SUMMARY
The applicant, ULC Management, LLC, has applied for final plat (FP) approval of 13 single-family
residential building lots and 2 common lots on 3.78 acres of land in an existing R-8 zoning district,
for Creason Creek Subdivision No. 2.
II. STAFF RECOMMENDATION
Staff recommends approval of the Creason Creek Subdivision No. 2 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-2018-0037 as presented in the staff report for the hearing date of
May 15, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0037, as presented during the hearing on May 15, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0037 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 site is located near the southeast corner of N. Linder Road and W. Ustick Road, in the NW ¼
of Section 1, Township 3N., Range 1W.
B. Applicant/Representative:
Bob Unger, ULC Management, LLC
6104 N. Gary Lane
Boise, ID 83714
C. Owner:
CS2, LLC
8923 W. Hackamore Drive
Meridian City Council Meeting Agenda June 5, 2018 – Page 321 of 868
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 2
Boise, ID 83714
V. STAFF ANALYSIS
The proposed final plat depicts 13 single-family residential building lots and 2 common lots on 3.78
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 3.44 dwelling
units (d.u.) per acre and a gross density of 4.04 dwelling units (d.u.) per acre. All of the lots are for
single-family buildings 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. The open space provided for this development includes
approximately 10% of the site or .55 of an acre of land. The proposed amenities include a picnic
shelter, a play structure and benches.
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 overall design of the plat has
changes somewhat from the preliminary plat. The applicant has had to modify the location of the stub
street to the property located on the corner of SEC of Ustick and Linder Roads due to the location of
the floodway.
The number of buildable lots and common area is the same as what was approved with the
preliminary plat; therefore, staff finds the proposed final plat in substantial compliance with the
approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. The applicant shall comply with all applicable conditions of approval associated with this site
(AZ-15-009; PP-15-014; H-2016-0087; H-2016-0022; and recorded development agreement
instrument #2016-019362).
2. The applicant has until November 15, 2019, to obtain City Engineer’s signature on the final plat
or apply for a time extension in accord with UDC 11-6B-7.
3. The final plat prepared by Land Solutions, dated 4/25/2018, prepared by Clinton W. Hansen, is
approved as shown.
4. The submitted landscape plan prepared by The Land Group, dated 4/02/2018 shall be revised as
follows:
a. Add plat note: The bottom of structural footing shall be set a minimum of 12-inches
above the highest established normal ground water elevation.
b. The storm drainage pond shall comply with the standards set forth in UDC 11-3B-11.
c. The developer shall construct and maintain a ten (10) foot wide multi-use pathway
adjacent to the east side of the Creason Lateral as per the Meridian Pathways Master
Plan. Lot 12, Block1 shall be designed and constructed in accord with UDC 11-3A-8 and
UDC 11-3B-12. The developer shall provide a minimum fourteen (14) foot wide
recreational pathway easement covering the pathway route for City Council approval and
recordation. Depict 4-foot tall bollard lighting, or other appropriate lighting source, along
all pathways through common areas that are not visible from a public street as set forth in
UDC 11-3A-8H.
d. Prior to signature on the final plat, the applicant shall provide a detailed fence plan and
eliminate the wrought iron fencing from encroaching within the floodway. The applicant
shall construct 6-foot tall wrought iron fencing on both sides of the Creason Lateral,
outside of the floodway. All fencing within the proposed subdivision shall comply with
UDC 11-3A-7 and 11-3A-6B.
Meridian City Council Meeting Agenda June 5, 2018 – Page 322 of 868
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 3
5. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more information.
6. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
7. Prior to City Engineer’s signature on the final plat, the applicant shall provide an exhibit that
shows the setbacks, building envelope, and orientation of the lots and structures on all common
lots.
8. The applicant shall construct single family detached dwellings in accord with the recorded
development agreement.
9. The applicant shall receive approval of the street names prior to signature on the final plat.
10. Type II street lights need to meet the required spacing of 260'.
11. Type 1 street lights, 35' in height with an 8' mast are required on Linder Road every 200'. If there
are conflicts with utilities and irrigation the developer may enter into a future installation
agreement for the required street lighting.
12. A Flood Plain Development Permit is required prior to any earth moving development activity.
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 s hall
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 l etter 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
Meridian City Council Meeting Agenda June 5, 2018 – Page 323 of 868
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 4
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
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
Meridian City Council Meeting Agenda June 5, 2018 – Page 324 of 868
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 5
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.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 04/23/2015)
C. Proposed Final Plat (dated: 04/25/2018)
D. Proposed Landscape Plan (dated: 04/04/2018)
Meridian City Council Meeting Agenda June 5, 2018 – Page 325 of 868
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 6
Exhibit A – Vicinity Map
Meridian City Council Meeting Agenda June 5, 2018 – Page 326 of 868
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 04/23/2015)
Meridian City Council Meeting Agenda June 5, 2018 – Page 327 of 868
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 8
Exhibit C – Proposed Final Plat (dated: 04/25/2018)
Meridian City Council Meeting Agenda June 5, 2018 – Page 328 of 868
Exhibit A
Creason Creek Subdivision No. 2– FP (H-2018-0037) PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 04/02/2018)
Meridian City Council Meeting Agenda June 5, 2018 – Page 329 of 868
ULC MANAGEMENT ···· 6104 N. GARY LANE ···· BOISE , IDAHO 83714
(208) 861-5220 ···· BUNGER @ULCMANAGEMENT .COM
TO: Meridian City Council
33 E. Broadway Ave., Suite 210
Meridian, Idaho 83642
DATE: May 9, 2018
RE: Response to Staff Report for FP-H-2018-00327 – Creason Creek No. 2
We have reviewed the Staff Report and concur with the report and agree with the Conditions of Approval.
We look forward to working with you and your staff on this project and request your approval. If you
have any questions or concerns please contact me at (208) 861-5220.
Sincerely,
Robert C. Unger
Manager
Meridian City Council Meeting Agenda June 5, 2018 – Page 330 of 868