Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
July 2, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
117AH0
Bruce Freckleton, Development Services Manager
208-887-2211
FP-13-029 - Oakcreek Subdivision No.3 Final Plat
I. APPLICATION SUMMARY
The applicant, Oakcreek, LLC, has applied for final plat approval of thirty-four (34) residential lots and
eight (8) common lots on approximately 9.50 acres of land. This is the third and final phase proposed for
the Oakcreek Subdivision (PP-08-003) approved by City Council on October 28, 2008. The proposed
subdivision is zoned R-8 (Medium-density Residential District). The gross density proposed with this
phase is 3.58 dwelling units to the acre with an average lot size of 7,382 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-8 zoning district.
Open space planned for this phase consists of 8-foot wide parkways along the proposed local streets and
10,936 square foot passive open space lot. The proposed qualifying open space with this phase totals
0.51 acres which is approximately 5.3% for this phase. The proposed open space complies 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-3 C.2.
The site is located near the southwest corner of N. Black Cat Road and W. McMillan Road in the
northeast'/a of northeast'/a of Section 33, Township 4 North, Range 1 West..
IL STAFF RECOMMENDATION
Staff recommends approval of the Oakcreek Subdivision No.3 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-08-004), development
agreement (instrument # 109009629), the preliminary plat (PP-08-003) and final plats (FP-09-
OOland FP-11-013) for this subdivision.
2. The applicant has until Apri124, 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 June 10,
2013 by Clinton W. Hansen, prior to signature of the final plat by the City Engineer, as follows:
• Revise note # 12 to include instrument number. The note shall include the responsible party
for maintaining the landscaping within the right-of--way.
Oakcreek Subdivision No. 3 - FP-13-029 PAGE 1
5. The landscape plan prepared by Jensen Belts Associates, dated June 6, 2013 is approved as
submitted.
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. Staffls 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.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, sanitary sewer and water systems shall be approved and activated,
temporary fencing installed, and the final plat for this subdivision shall be recorded, prior to
obtaining the final certificate of occupancy for any structure within the proposed development.
2. 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.
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 sanitary sewer, water, fencing,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-SC-1.
6. 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.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
11. 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.
12. 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.
Oakcreek Subdivision No. 3 - FP-13-029 PAGE 2
13. 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 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.
14. 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.
15. 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, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
16. 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, 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.
17. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
18. 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.
19. 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.
20. 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.
V. EXHIBITS
A. Vicinity Map
B. Approved Oakcreek Subdivision (PP-08-003)
C. Proposed Final Plat
D. Proposed Landscape Plan
Oakcreek Subdivision No. 3 - FP-13-029 PAGE 3
Exhibit A -Vicinity Map
flAKCREEK SU~DI'VISIflN Nfl. 3
VICINITY MAP - Y ^ 1
L ~`~r"7E~t It~~~ THE `~~E ~~ F ~;E~ ~li.~r~a .~.~, T.~r~3~, i.i~M~= , .~.~~,
h3EI?I!.:~L~.td, .µ.l~~. ~u.~4~' # ~aTJ, h~~HC7
Oakcreek Subdivision No. 3 - FP-13-029 PAGE 4
Exhibit B - Oakcreek Subdivision (PP-08-003)
ga+
t
s ~.~F'. _~ V.~ ~
..~ ~~#!R
~. ~ ~ ~}ki
r - '~ r ~ (.. - S
~-
~ ~
F R r ~ Y~
~ ~ ~ I ~ a..wm ,~ _ ~~~a~
_...._ -'--- ~.~.. r~ ter, r i'.., h ~ ~~
~r i ~
~ ,. ~l 1 ~ ~~ _ ra .r• ._....
~ ~ ~ - ~ i ~' Y , ~ '_.. j ;`J~~~~ ~Rtx-xa~- OFF" ems;- ..,
y ~ ;
___3_ L
~C ~C
_~ :-.~~ '1~ ~ ~ y ~~ - ~ i ~ _ - .u ¢ ;;ail
~ ..jy1A9fi~c ~ . ~ ~,. ~~, ~ , ~ ~ ~ ...,~»<.~...,
> ~ ~qf 7`^~~_ 'n.~.e.~ a ___-_. e
.f ~ r
y` ,: t .. r
4 ; 9R:-
', ~~ !
~' 1 ~~ s.
-.~s ~ ~ s' n ~A
..
n u
I k v
I `'. w _ -
~ k
~ °.4
I' pq ~
A __._ .-.
~ ~, ~ ~ r
___ _. ~ - •~- o
~~~~ - - _ ---t~ ; ~ 6
TI'P.Y. 't0'J1 S NFR SCLhOp (30' 0.0'1.) _
PRE
Oakcreek Subdivision No. 3 - FP-13-029 PAGE 5
Exhibit C -Proposed Final Plat
PLAT $Iio1NNC
0+~ ~ ~r V
LOCATED tN THE NE Ya ~` SECTION 33, T.4N., R.TW., B.M.
MERIDIAN, ADA COUNTY, IDAHO
2013
~ Rp n nn ro x6
s xa 1' - Im
,~~
m
~,.,, _R
ss -
' R (BWIAE A ~!.
_,. S ll~k'
I vs:
04tC1lF.'EK 5U8t1_ ND. 2
-~ n
a stl~,~ lrv~~ ~ S rm
020 iF ~ x.10 09 It' InN
! fur0 y
1y F 25 ?2 0 f ]6 19 19 1) s 16
1~ ~A .~" ~3. ; .F°ry r* x .psi
r w n nre
__ ~ O RM.
[O
vnM • •~.....
t i.n 'Y:N bx x O
~S `I xx ~R3g N~ k R T Ax _. I+6a Ra ~ggg
~S~=kKRa JS~~..R8~~910 u$, RI~ KS~
1RRtAT7ED
I
(~a11.i feF
O4T
tl a0.'k NGU +IV?'M' S T^fl"]Y t 1109
C3 ay0 yym Wf6H' azSIYM Ty)
n Fm as n' MwyYa•{ p.!!
SS 'bli }p.m laFJ*' 08tYSi~Y'E 1961
ca 1TY tDro ST9>01• x &'+iT'u'+ Ira
C? All AF Rt.OfII' yys0'N'E Fy0
CA F81 bm t81YIr' MY118']Yi a.A
[9 1855 mm S9MY' 381K19'e ~ 85
4 )YE n~
"'
i tp 9 fti 11 zz _
s wPae'zr w 2+aes
5
~~`~R~~S:a~g-"
~gw-ry h
64
$
1 ~ '
R_ mow. ror+a-
s LWNUTfED
~
~
y ~ ~~ 5 I 6
~~ z 4?
~~tf
S x ' ig
,k ~
@~~~ I
5~ /
~
m
~+ '~'
~~ .
/a
~~~ 1
4e
k ~G.
iEE.iNIt
.a9~i [e>~l¢
N[ A#
:[ eONMe LF
O wXKt AM
OAW 0 FF
s FAas E
t(].Y( v
iD~oc
--- slw.c~a,.n
- ~~ acm uE
- mrt-Rl_a. U[
_. ar ;at
nm6a m/rrtt ut
.. - .. m-+e x uc
B rays wss a
m Sro'~99' aew vrucx ar
9Lt 1/Y.N Oe .filal< ce
wym >A' aef ny mu a s lam
fl >m wxm
pM I~ a u!s •,eRav 800~OT M M,[+NR Iv,W Ya
S 1IX 00~000a T80M,y~~py0O 7100 q,tC aFO MeyBM-fRl R9
OTORlll101M}fM><SO DMYVS 00 0YM5 N BO~LLt
at4a TOR M 00BOM9.!4105 ME fa# 000RID K R0tl!!8ye00t
y wn.T. eyyuws wolo.w~m ar.r~mTE~rolm x+arm.n
%[ •G vE, R! ael M IA /~M Mfg 4aOM O ~ 4~ tRW a amHR
IYIE aRY Oa MaORit 80014 0[OIOM • ~ R
S M Y 56y R6mMeN.
0( PNO Oy VR0 08081 tYa 061h 0/ 11YV a Raw10 /FIRE 968 0
6~9R®al YROgp K009~ R~0.0g9144,. MO Ra
>r0. Yaswaf ODtOT 808aT11141v
Oat 1trL 811808 ~ O,OKpR,9N}6W 9iLL [ M WMYG RM M
O llO.gnn OEM' fY P8RW8M9101G fefmtl 8)a 1bGMV16M
+Fauws+ur .rwl ..o
~9a+F110°M°9 9TU 6! F.R+ar n 9RF FF 1,9 olaaF FTw Kx
1. mx t ~e le ~alw'` M I t«R~i4~s Tr wi nP ixT~ 1%~IDtl11t 1a
."aannR°ID°i. wsrawRm' w.a' ~ x~am w01°m.~af! w6rxu e a em°"~ucpw°m.
4~.c alas r r ara maw R a ayT F anuleF a-RUmx9a
~CFOy Oltll n.Yt RF • q'FOi aw O; w P8 11~~1®NU M 09.86 Dar
OF+0.6RYaMI98lWa FOq{O TttK
r °wav vii. surwi`c~aw! wnnana mwua
4116u TefT
.. mu .c me a+ttmtae Fina9 RwxmvlealT
NR k eM~ U WOdrY. Wv6 p Y~ Ouv. a,A
II IO1LL4Sr0 RT90001f088 ®IIOTM~oF~ FFO0~aM6
O DAY ~+4A0. %MRIM MA WKSIDL OffA .'et'IN6Y~M'T.M
4tOR4tD WFY IX %499E' 181961x4 w fl1L M 19tlm1 ftlbll7. At
0t 4er01 Oww04 Ry90lR 16480 S 0E 1810yM' nY/
40]p Tl 8.'41 a-ffi awe OYC K 19na 89m6n B!a 08 ym9RT ~
M~It9MlY p H lbra W¢ OmR
1E. ~aOT011 K fM1l`1 l N Ra a Y mlllr RiRi~ Oily loORRMn
EFMYFfY _OB_ 6A4 N9F. 000
~'R11~4.Y0111~i Y3~A ~E'~ C YLIIIM6 M4L19104T4 fS1IT aB3Ts
gqN 11y0
y~ 0T
„'1,18 `~`
,t. 1 1llk` ~
~~96 w
SHEET 1 OF 2
O~ICGIIEEK uc
0E\TICPQi
16RAIKy m
~~
v
_
., _ _ _. _ _. __w. rdruK aoo _ ~~~ _
,
p
~g
E
76~' ~
Ix
r_
a
,~~
DNCCAEEK SUED. ~. 1 :. .
.ro S r ~ .i
'
'
'
5 M
fJ Sp
E .N{ IK M E9'OS$3
T ~5'w"71Td'~ per'-f,d3r~ H
Oakcreek Subdivision No. 3 - FP-13-029 PAGE 6
Exhibit D. -Proposed Landscape Plan
~ , l t3LyR F Ifr .. btdR Yl
~-PC: ~ ~ _ i 1-2-i'G
r
~ ~ ~
I ~ ~ an ~
,... b' WF201.~,-+IT IRO. r •• +.__. VEGE'A':bN TO F2f;MAiN tc+ ~'
FENCE ALONE ..ANALI R :r NAtU3AL ALCYC CANAL ~_
,. ~ r,.....,.
~, R'LRQrt VM4 ~~n a .. suJ' SL!1133 f/MK _. ~..
:- jj~'"
a. '~ 4
~ ~' ~ I ~<~ I ~ ~Ew~~.~l t,t~rr `a, ~1~ -' lor~ rjon~< ~ES~o~F~ ,v~E ~ ,. ~ <_
a ~ l ~ ~ ~A~,E ~~ ~ ~.~ ,.
~: .. B' YV F RNSfFifli i ~ Q".N ~ •. "J)
~ b ' W! L, t ~ 19-6_. -- .AY$. / 7<~ - FLOW
7
'RPF-5 P) j ~' P)
< .'
~~
9 ~ ~~ _ ~
r ron nr sr.rc ~' .. ~' _ ., _
' S GN (R AN6 _ y I _.a~
F ~
E 9-PC °~
1 Y r
--~~.y.. ° ( - I~6-NL ~
_ _~~~_ -
'`-fr' fALID FENCE ALON6 _~ i~N
FROF+ER'Y TINE (n'P)
__ _....
~.~d S.
PLNR 7C~pLE NOIES ~ ,W.._:__
.'^ to ~ ..ate ~ ax i , - /
~~ __..~_
iera~ecarcrxntnnars "~ ,_,~ T ~ w-r-: .•••._,.~
- - - ~ ~ ~~~ d,v~PwrtnasrGi4dk.....~,
. ~,w..,,~ _~~ ,...~m~,>~.~.,.,...,.,~.~.mm~..-, ,~,,..~.w,~ -L ~ ~, ~ ~1
.rr
a
-fi-1 r
w ,~, ~ .
.~.,.~ ~.._,~,,. '1
/316~pGM rBrF K.nn Y.r.te W
Oakcreek Subdivision No. 3 - FP-13-029 PAGE 7