Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT;
January 17, 2012
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
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:::,.. -
Scott Steckline, Land Development Supervisor
208-887-2211
FP-11-013 - Oakcreek Subdivision No. 2 Final Plat
L APPLICATION SUMMARY
The applicant, Norpac, LLC, has applied for final plat approval of forty one (41) residential lots and six
(6) common lots on approximately 9.58 acres of land. This is the second final plat proposed for the
Oakcreek Subdivision. The proposed subdivision is zoned R-8 (Medium-density Residential District).
The gross density proposed with this phase is 4.28 dwelling units to the acre with an average lot size of
6,400 square feet. Amenities include a bocce ball court and a horseshoe pit.
The site is located near the southwest corner of N. Black Cat Road and W. McMillan Road in the
northeast 1/4 of northeast'/4 of Section 33, Township 4 North, Range 1 West..
The Oakcreek annexation (AZ-08-004), approved on October 28, 2008, included a concept and phasing
plan for 318.74 acres. The applicant concurrently submitted a preliminary plat fora 30 acre parcel located
near the southwest corner of McMillan and Black Cat Roads consisting of 118 residential lots and 21
common lots. Applicant has completed phase one of the approved preliminary plat. Phase one consists 38
single-family lots and 8 common lots.
Per UDC 11-6B-3C, a final plat should be reviewed for substantial compliance with the approved
preliminary plat. The following changes are allowed by UDC to grant approval of a final plat in order to
determine substantial compliance with the approved preliminary plat:
The number of buildable lots is the same or fewer;
® The amount of common open space has increased;
® The amount of open space is relocated with no reduction in the total amount;
® The number of open space lots has increased and
® The transportation authority has required minor changes.
Staff finds the proposed final plat to be in substantial conformance per UDC I 1-6B-3C and the approved
preliminary plat attached as Exhibit B. If approved, the applicant has until September 20, 2012 to obtain
the City Engineer's signature on the final plat or apply for time extension in accord with UDC 11-6B-7.
II. STAFF RECOMMENDATION
Staff recommends approval of the Oakcreek Subdivision No. 2 final plat subject to the conditions noted
below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the
City Council.
III. SITE SPECIFIC CONDITIONS
The Applicant shall meet all terms of the approved annexation (AZ-08-004), development
agreement (instrument # 109009629), the preliminary plat (PP-08-003) and final plat (FP-09-001)
for this subdivision.
2. The applicant has until September 20, 2012 to obtain City Engineer's signature on the final plat
or apply for a time extension in accord with UDC 11-6B-7.
Oakcreek Subdivision No. 2 - FP-11-013 PAGE 1
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Revise the notes on the face of the plat prepared by Engineering Solutions, LLP, dated JanuaYy 5,
2012 by Clinton W. Hansen, prior to signature of the final plat by the City Engineer, as follows;
® Revise note #13 to include instrument number.
® The plat shall be stamped and signed by the surveyor.
® Add a note on the plat to address the 8-foot wide easement depicted along the front of the
lots.
5. The applicant shall comply with the submitted landscape plan prepared by Jensen Belts
Associates, dated December 14, 2011 with the following changes:
® Provide the internal planter islands as proposed to separate the knuckles from the through
traffic as set forth in UDC 11-2A-3B.2.
® The perimeter fencing along the shared boundary of Lot 13 and Lot 14, Block 3 shall be 4-
foot solid vinyl or 6-foot open vision fencing as set forth in UDC 11-3A-7A7b.
® The 8-foot wide parkways along the front of the buildable lots maybe installed at the time
of lot development as set forth in UDC 11-6C-3H.
Provide tlnee (3) fiill size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
6. 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, Kimberly Cutler, at 887-1620 for more information.
7. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
8. Staff's faihu•e to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. The subject property shall be subdivided prior to issuance of airy building permits.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, water system shall be approved and activated, sewer line shall be
installed and passed air test and video inspection and final plat recorded prior to applying for
building permits.
2. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
3. All development improvements, including but not limited to water and sewer, shall be installed
and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-
SC-1.
4. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). 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, 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
Oakcreek Subdivision No. 2 - FP-11-013 PAGE 2
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
S. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
6. Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
7. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
8. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
9. All development featm•es shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
10. 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 Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used foa• non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
11. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208) 375-5211.
12. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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, asingle-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
signature on the final plat by the City Engineer.
13. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peals groundwater elevation.
14. The applicant's design engineer shall be responsible for inspection of all irrigation and/ar•
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or the ACRD. 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.
15. 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.
V. EXHIBITS
A. Vicinity Map
B. Oakcreek Subdivision (PP-08-003)
C. Proposed Final Plat
D. Proposed Landscape Plan
Oakcreek Subdivision No. 2 - FP-11-013 PAGE 3
Exhibit A -Vicinity Map
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Oalccreek Subdivision No. 2 - FP-11-013 PAGE 4
Exhibit B - Oakcreek subdivision (PP-10-001)
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Exhibit C -Proposed Final Plat
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Oakcreek Subdivision No. 2 -FP-11-013 PAGE 6
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Oakcreek Subdivision No. 2 - FP-11-013 PAGE 7