Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
Apri12, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
IDANO
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-011 -Isola Creek Subdivision Final Plat
I. APPLICATION SUMMARY
The applicant, Coleman Homes, LLC, has applied for final plat approval consisting of forty-eight (48)
residential lots and nine (9) common lots on approximately 20.45 acres of land. This is the first final plat
proposed for the Isola Creek Subdivision (PP-12-004) approved by City Council on December 18, 2012.
The gross density proposed with this phase is 2.36 dwelling units to the acre with an average lot size of
11;253 square feet. All of the lots proposed for this phase of development are for single-family detached
homes and comply with the dimensional standards of the R-4 zoning district.
Open space planned for this phase consist of arterial and collector street buffers, 8-foot wide parkways
along the proposed local streets, two (2) micropath lots, two (2) center medians (within ROW) and a
34,954 square foot passive open space lot. The planned amenities include a pool facility, children's play
structure, and covered picnic area. The proposed open space with this phase totals 2.54 acres which is
approximately 12.4% which is approximately 3.6% of the total open space approved with preliminary
plat. The overall open space and amenities comply with the UDC requirements and the approved
preliminary plat.
Because the number of buildable lots is the same and the amount of common open space is the same, staff
finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by
UDC 11-6B-3C.2.
The site is located on the east side of N. Ten Mile Road and north of W. Ustick Road in the southwest '/a
of Section 35, Township 4 North, Range 1 West.
II. STAFF RECOMMENDATION
Staff recommends approval of the Isola Creek Subdivision 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
1. The applicant shall meet all terms of the approved annexation (AZ-12-008), development
agreement (instrument # 113021828) and the preliminary plat (PP-12-004) for this subdivision.
2. The applicant has until December 18, 2014 to obtain City Engineer's signature on the final plat 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. Revise the notes on the face of the plat prepared by Engineering Solutions, LLP, dated February
27, 2013 by Clinton W. Hansen, prior to signature of the final plat by the City Engineer, as
follows:
• Note # 13: include instrument number.
Isola Creek Subdivision - FP-13-011 PAGE 1
• Note #10: Include recorded development agreement instrument number.
• Note #8: Remove Lot 26 (no such lot) and include Lot 8, Block 3.
5. The landscape plan prepared by Jensen Belts Associates, dated 2/26/13, submitted with this
application is approved.
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 failure 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 any building permits.
10. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
11. Prior to developing Lot 22, Block 1, a certificate of zoning compliance and design review
application shall be submitted for the swimming pool and associated structures prior to issuance
of building permits.
12. Due to the number of lots in Block 1, the applicant shall be required to provide a second
connection to the meridian water system. Staff suggests said connection be made via the future
street that will traverse along the southeasterly boundary of Lot 22, Block 1.
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. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
4. 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, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate 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. Please contact Land Development Service for more information at 887-2211.
5. 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.
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
Isola Creek Subdivision - FP-13-011 PAGE 2
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
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
7. 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.
8. 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.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
11. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. 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 for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
15. 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.
16. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval. Street lighting is required at intersections, corners, cul-de-
sacs, and at a spacing that does not exceed that outline in the Standards. 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.
17. 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.
18. 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.
19. The applicant's 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 the 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.
Isola Creek Subdivision - FP-13-011 PAGE 3
20. At the completion of the project, the
per the City of Meridian AutoCAD
approved prior to the issuance of a
project.
V. EXHIBITS
applicant shall be responsible to submit record drawings
standards. These record drawings must be received and
certification of occupancy for any structures within the
A. Vicinity Map
B. Approved Isola Creek Preliminary Plat (PP-12-004)
C. Proposed Final Plat
D. Proposed Landscape Plan
Isola Creek Subdivision - FP-13-011 PAGE 4
Exhibit A -Vicinity Map
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Isola Creek Subdivision - FP-13-011 PAGE 5
ISOLA CREEK SUBDIVISION N0. 1
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Exhibit B -Approved Isola Creek Preliminary Plat (PP-12-004)
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