Fall Creek Subdivision No. 1 FP-13-031BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 23, 2013
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 93 SINGLE-
FAMILY RESIDENTIAL
BUILDING LOTS AND 13
COMMON/OTHER LOTS ON 39.67
ACRES OF LAND IN AN R-8
ZONING DISTRICT OF FALL
CREEK SUBDIVISION NO. 1
BY: COLEMAN HOMES, LLC
APPLICANT
CASE NO. FP-13-031
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 23, 2013 for final plat approval
pursuant to Unified Development Code (UDC) I 1-6B-3 and the Council finding that the
Administrative Review is complete by the Planning Department 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 FALL CREEK SUBDIVISION NO. 1,
LOCATED INTHE W %2 OF SECTION 24, T.3N., R.1 W., B.M. MERIDIAN,
ADA COUNTY, IDAHO, 2013, HANDWRITTEN DATE: 6/24/13, CLINTON
W. HANSEN, PLS, SI-IEET 1 OF 3," is conditionally approved subject to those
conditions of Staff as set forth in the staff report to the Mayor and City Council
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FALL CREEK SUBDNISION NO. 1 (FP-]3-031)
Page 1 of 3
fiom the Planning Department and the Development Services division of the
Public Works Department dated July 23, 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 Beclcy McKay, Engineering Solutions, LLP, 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 signahne of the
City Cleric and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
21 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 Cade § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and roust be filed with the
City Clerk not mare 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 F1NAL PLAT
FOR FALL CREEK SUBDIVISION NO. 1 (FP-] 3-031)
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 ~~~~ da of
Y
- , 2013.
Attest:
6,~%G%~,~~ j
By:
Tammy de rd
Mayor, C' of Meridian
040 P'CT~D AUCLaJ.1
~ ~9
O~
City of
aycee lman E IDIAN~-~-
eoar~o
City Clerk r~~ SEAL
Lr~q O~P~
~~~de THE d4GQ
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
Y~ ~ Dated: ~ • (~j ,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FALL CREEK SUBDNISION NO. 1 (FP-13-031)
Page 3 of 3
EXHIBIT A
STAFF REPORT
MEETING DATE: July 23, 2013
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Denny Cline, Development Analyst II
208-887-2211
(mil E IDI~ IAN,
~J
SUBJECT: FP-13-031 -Fall Creek Subdivision No. 1
I. APPLICATION SUMMARY
The applicant, Coleman Homes, LLC, bas applied for final plat (FP) approval of 93 single-family
residential building lots and 13 common/other lots on 39.67 acres of land in an R-8 (medium-density
residential) zoning district. This is the first phase of development of Fall Creels Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Fall Creek Subdivision No. 1 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-] 3-031 as presented in the staff report for the hearing date of July
23, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-031, as presented during the hearing on July 23, 2013, for the
following reasons: (Yott shou]d state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-031 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 subject property is located on the west side of S. Stoddard Road, north of W. Victory Road,
in the west''/2 of Section 24, T. 3N., R. 1W.
B. Applicant:
Coleman Horses, LLC
] 859 S. Topaz Way, Suite 200
Meridian, Idaho 83642
Fall Creek Subdivision No. 1 FP-13-03 ] .dos PAGE ]
EXHIBIT A
C. Owner:
Bear Creek West Development, LLC
1859 S. Topaz Way, Suite 200
Meridian, Idaho 83642
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Sheet, Suite 100
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts 93 building lots and 13 common/other lots on 39.67 acres of land in
an R-8 zoning district. The gross density of the proposed subdivision is 2.34 dwelling units (d.u.) per
acre with a net density of 3.57 d.u. per acre. The average property size is 12,216 square feet (s.E). All
of the lots proposed in this phase are for single-family detached homes and Hoist comply with the
dimensional standards of the R-8 zoning district listed in UDC Table I 1-2A-6. Staff has reviewed the
proposed plat and found it in compliance with the aforementioned dimensional standards.
Amenities proposed with this phase are a cenh•al park with a swimming pool and changing rooms,
playground equipment, a gazebo, picnic tables & benches, a bocce ball court, a segment of the City's
multi-use pathway system, and pathways through common areas. A total of 5.04 acres (092.7%) of
common area is provided with this phase.
This phase will be accessed via W. Kodiak Drive, the collector street that provides access to this
development that runs been S. Stoddard Road and S. Linder Road. A temporary emergency access
has been approved by the Fire Department via Stoddard Road at the east end of the col-de-sae in
Block 5.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC I 1-6B-3C.2. The lot configuration and street
alig~unent has changed slightly resulting in two fewer building lots in Block 9 (see revised
preliminary plat layout in Exhibit C). The amount of open space increased slightly with the proposed
plat. (Note: iwit7a the rer7trired additio~a of tTae Hcrose~~ property at the west boundary of Fall Creek site,
t1~e overall lot count is o~aly one less than origi~tully approved) Because the nutnber of building lots
did not increase and the amount of common open space did not decrease, staff finds the proposed
final plat in substantial compliance with the approved preliminary plat.
VL SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-OS-064; Development Agreement
Inst. No. 106151232) and preliminary plat (PP-12-016).
2. The applicant shall obtain the City Engineer's signature on the final plat by March 5, 2075
(within two years of the City Council's approval of the preliminary 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. The final plat prepared by Engineering Solutions, LLP, dated Jane 21, 2013 by Clinton Hansen
shall be revised as follows:
a. Revise note #18 to change "Lot 4, Block 9" to "Lot 3 Block 9"
b. Add the recorded instrument munber of the development agreement as "106151232."
Fall Creek Subdivision No. 1 FP-13-031.doc PAGE 2
EXHIBIT A
c. Note #9: Verify that Lot 1, Bloclc 5 contains an ACHD storm water drainage easement; ifnot,
remove from note.
d. Note: # 13: Include the recorded instrument number for the ACRD license agreement.
5. The landscape plan prepared by Jensen Belts Associates, dated June 19, 2013, shall be revised
prior to signature on the final p1aC by the City Engineer as follows:
a. The plant schedule lists "Class II & III" shade trees but doesn't list which are Class I and
which are Class II. If Class III trees are proposed for parkways, the minimum planter width
shall be 10 feet in accord with UDC 1 ] -3A-] 7E; revise the plan to call out tree class for each
tree to demonshate compliance with this requirement.
b. It appears the plan did not print to scale; submit a revised plan that is scaleable.
a Submit a detail of the playground equipment proposed on Lot 5, Block 1.
6. The applicant shall design and construct the multi-use pathway along W. Kodial< Drive consistent
with the location and specifications set forth iu the Meridian Pathways Master Plan unless
otherwise approved by the Parlcs and Recreation Director.
7. A public use easement for the multi-use pathway along the south side of W. ICodialc Drive shall
be submitted to the Planning Division prior to signahu-e on the final plat by the City Engineer for
approved by City Council and subsequent recordation.
8. All fencing installed on the site must comply with the fencing plan depicted on the landscape
plan, the conditions in this report, and with the standards listed in UDC I1-3A-6 and 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, tetnporaty consh'uction fencing to
contain debris shall be installed around this phase prior to release of building permits for this
subdivision.
9. Staffls failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
VII. GENERAL REQUIREMENTS
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 shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements fm any mains that are required to provide service. Minimum cover over sewer
mauls 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 Deparhnents Standard
Specifications.
2. Water service to Chis 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. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
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.
Fall Creel< Subdivision No. 1 FP-13-031.doc PAGE 3
EXHIBIT A
5. A letter of credit or cash surety in the amount of 17 0% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requi~es 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 signahu~e. This surety will be verified by a line item cost estimate provided by
the owner to the City. The sm~ety 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.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total conshuction cost for all completed sewer, water and reuse infrastnichu~e 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.
8. All development improvements, including but not united to 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-l.
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. ]t shall be the responsibility of the applicant to ensiu•e 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 I 1-12-3H.
14. Compaction test results shall be submitted to the Meridian Buildirg Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
I5. The engineer shall be required to certify that the sheet 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 acrd/or
drainage facility within this project that do not fall Hader 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.
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 struchu~es within the
project.
] 8. 100 Watt and 250 Watt, high-pressw~e sodium sheet lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Sheet Lighting. All sd~eet lights
shall be installed at developer's expense. Final design shall be submitted as pact of the
development plan set for approval, which must include the location of any existing sheet lights.
Street lighting is required at intersections, corners, cal-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The conh•actor's work and materials shall conforrn to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
Pall Creek Subdivision No. 1 FP-13-03 ].doc PAGE 4
EXHIBIT A
] 9. 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 fa• 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 au 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.
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-I-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 fm• inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resow•ces
Contact Robert B. Whitney at (208)334-2190.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-]-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
sourroe 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. [f 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. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 1/10/13)
C. Revised Preliminary Plat Layout
D. Proposed Pinal Plat (dated: 6/21/13)
E. Proposed Landscape Platr(dated: 6/19/13)
FaII Creek Subdivision No. 1 PP-13-03 ].doe PAGE 5
EXHIBIT A
Exhibit A -Vicinity Map
Fall Creek Subdivision No. ] FP-13-031.doc PAGE 6
EXHIBIT A
Exhibit B -Approved Preliminary Plat (dated: 1/10/13)
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Fall Creek Subdivision No. I FP-13-031.doc PAGE ] 3
July 18, 2013
Mayor and City Council
City of Meridian
33 East Idaho
Meridian, ID 83642
Re: Fall Creels Subdivision No. 1 Final Plat
Filc No. FP-13-031
Dear Mayor and City Council:
We have reviewed staff comments for the Meridian City Council meeting of July 23, 2013, and
have the following responses:
SITE SPECIFIC CONDITIONS
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. Noted.
10. The applicant will comply.
C:\Docurnents\2013\I30i 12 fall CreeA Sub. No. I\RecsResponse2doc
Mayor and City Council
July 18, 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 applicaut will comply.
9. The applicant will comply.
10. The applicant will comply.
11. The- applicant will comply.
12. The applicant will comply.
13. The applicant will comply.
14. The applicant will comply.
I5. The certification was provided with the final plat. application.
16. The applicant>vill comply..
17. The applicant will comply.
18. The applicant will comply.
19. The applicant will comply.
20. The applicant will comply.
21. ' The applicant will comply.
22, The applicant will comply.
C10ocumenn\2013\130312 Fall Creek Sub. No. IlRecsResponse2.doc
Mayor and City Council
July 18, 2013
Page 3
23, The applicant will comply.
Thank you for your review of this project. Please feel free to call ine if you have additional
comments or questions.
Sincerely,
Engineec~ ions, LLP
e?„rBecky Mc~ay
U Planner
BM:ss
cc: Coleman FIomes LLC
Q\Documents\2013\13038 Fall Crcek Sub. No. I\RecsResponse2.doc