Isola Creek Subdivision FP13-011BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 48 SINGLE-
FAMILY RESIDENTIAL
BUILDING LOTS AND 9 COMMON
LOTS ON 20.45 ACRES INAN R-4
ZONING DISTRICT
BY: COLEMAN HOMES, LLC
APPLICANT
HEARING DATE: APRIL 2, 2013
CASE NO. FP-13-011
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on Apri12, 2013 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 Division and Public Works 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:
The Final Plat of "PLAT SHOWING ISOLA CREEK SUBDIVISION,
LOCATED IN THE SW'/4 of SECTION 35, T.4N., R.1W., BOISE MERIDIAN,
MERIDIAN, ADA COUNTY, IDAHO, 2013, STAMPED BY CLINTON W.
HANSEN, PLS, SHEET 1 OF 3," is conditionally approved subject to those
conditions set forth in the staff report to the Mayor and City Council from the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ISOLA CREEK SUBDNISION (FP13-011)
Page 1 of 3
Planning Division and the Development Services Division of the Public Works
Department dated Apri12, 2013, a true and correct copy of which is attached
hereto marked "Exhibit A" and by this reference incorporated herein, and the
response letter from Becky McKay, Engineering Solutions, 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ISOLA CREEK SUBDNISION (FP13-011)
Page 2 of 3
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 ~~0 day of
2013.
Tammy de erd
Mayor, Cif of Meridian
Attest: _ ,;,; ~U ,
C;:
GGs
Off? TJ
/~
~ _
Liiv of
ayce olman P IDfAN~
City Clerk 5~F SE~,L `~
~~ ~~
F
R~' the THE?5~~
Copy served upon the Applicant, Planning Division, Public Works Department, and City
Attorney.
B Dated:
r~l ~7~~
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ISOLA CREEK SUBDIVISION (FP13-011)
Page 3 of 3
EXHIBIT A
STAFF REPORT
Hearing Date:
TO:
FROM:
Apri12, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
E IDIAN~
IDAHO
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 or 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 '/4
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
EXHIBIT A
• 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 REQUIItEMENTS
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.
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.
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.
6. 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
EXHIBIT A
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
EXHIBIT A
20. 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. 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
Exhibit A -Vicinity Map
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Isola Creek Subdivision - FP-13-011 PAGE 5
ISOLA CREEK SUBOIV'ISION N0. 1
WCIMITY MAP - 1 "=640'
LOCATED IN TFIE 51M ~ OF SEC?I01"t 35, T.4N., R. PW.. ®.IN.
IbERIpUlt, ADA COUNTY, ~AN'0
EXHIBIT A
Isola Creek Subdivision - FP-13-011 PAGE 6
Exhibit B -Approved Isola Creek Preliminary Plat (PP-12-004)
EXHIBIT A
N:xhibit (; -Proposed 1''fnal Ylat
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Isola Creek Subdivision - FP-13-011 PAGE 7
EXHIBIT A
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Isola Creek Subdivision - FP-13-011 PAGE 8
EXHIBIT A
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Isola Creek Subdivision - FP-13-011 PAGE 10
IEERING
:planning and engineering communities for the future
UTl ~N~«P
April 1, 2013
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
Phone: (208) 938-0980
Fax: (208) 938-0941
E-mail: es-beckym@gwestoffice.net
Mayor and City Council
City of Meridian
33 East Idaho
Meridian, ID 83642
Re: Isola Creek Subdivision No. 1 Final Plat
File No. FP-13-O1 l
Dear Mayor and Council:
We have reviewed staff comments for the Meridian City Council meeting of April 2, 2013, and
have the following responses:
SITE SPECIFIC CONDITIONS
1. The .applicant will comply.
2. Understood.
3. The applicant will comply.
4. The notes will be revised as requested.
5. Noted.
6. The applicant will comply.
7. The applicant will comply.
8. Understood.
9. Understood.
10. The applicant will comply.
11. The applicant will comply.
12. The applicant will comply.
C:\Users\Shari\I)ocuments\20I2\1211p9 Isola Creek Sub No. I1RecsResponse.doc
Mayor and City Council
April 1, 2013
Page 2
GENERAL REQUIREMENTS
1. The applicant will. comply.
2. The applicant will comply.
3. The applicant will comply.
4. The applicant will comply.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant will comply.
10. Understood.
11. The applicant will comply.
12. The applicant will comply.
13. The applicant will comply.
14. The applicant will comply.
15. The applicant will comply.
16. The applicant will comply.
17. The applicant will comply.
18. The applicant has complied.
19. The applicant will comply.
20. The applicant will comply.
C:\Users~Shari\Documents~2012\l2 (l09 [cola Creek Sub No. l\RecsResponse.doc
Mayor and City Council
April 1, 2013
Page 3
We appreciate staff's review of this project and ask that the project be approved as requested.
Thank you!
Sincerely,
Engineering Solutions, LLP
Becky McKa
Planner
BM:ss
cc: Coleman Homes LLC
C;\Users`tShari\Documents\201?\121.109 Isola Creek Sub No. I\RecsResponse.doc