Village at Cold Creek Subdivision FP-14-006BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT FOR
THE VILLAGE AT COLD CREEK
SUBDIVISION CONSISTING OF 16
SINGLE-FAMILY RESIDENTIAL
BUILDING LOTS AND 3
COMMON/OTHER LOTS ON 4.38
ACRES OF LAND IN THE R-8
ZONING DISTRICT
BY: HAYDEN HOMES IDAHO, LLC
APPLICANT
HEARING DATE: FEBRUARY 25, 2014
CASE NO. FP-14-006
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on February 25, 2014 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 and Development Services Divisions of the
Community Development 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:
1. The Final Plat of "PLAT SHOWING THE VILLAGE AT COLD CREEK
SUBDIVISION, LOCATED 1N THE SW '/4 OF SECTION 35, TOWNSHIP 4
NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA
COUNTY, IDAHO, 2014, HANDWRITTEN DATE: 1/23/14, CLINTON W.
HANSEN, PLS, SHEET 1 OF 3," is conditionally approved subject to those
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR THE VILLAGE AT COLD CREEK SUBDNISION (FP-14-006)
Page 1 of 3
conditions of Staff as set forth in the staff report to the Mayor and City Council
from the Planning and Development Services divisions of the Community
Development Department dated February 25, 2014, a true and correct copy of
which is attached hereto marked "Exhibit A" and by this reference incorporated
herein, and the response letter from Ross Erickson, 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 TAHINGS 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 THE VILLAGE AT COLD CREEK SUBDNISION (FP-14-006)
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 maybe 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 ~~~ day of
2014.
By: ~ c~ ~ ~ CL~-.
~e~eerel- Charli t /~' ou-vrl-rcL-
~,/~4t1a~_yer, City o7f Meridian
Attest: ~sF``on„4EO no~~srJ IhJU./~GI ~ 7 /CS~~GtA-v~
~.- ~ 9°,~
~IjI1~IAN*--
Jay Holman -~ '°"°'°
~, r SERI,
City Clerk
-FB ~~ ~e Tnt pe~Rt
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
By: Dated: ~7' ~~ l
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR THE VILLAGE AT COLD CREEK SUBDNISION (FP-14-006)
Page 3 of 3
EXHIBIT A
STAFF REPORT
MEETING DATE: February 25, 2014 E IDIAN~--
TO: Mayor and City Council I D A H O
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-14-006 -Village at Cold Creek Subdivision
I. APPLICATION SUMMARY
The applicant, Hayden Homes Idaho, LLC, has applied for final plat (FP) approval of 16 single-
family residential building lots and 3 common/other lots on 4.38 acres of land in the R-8 zoning
district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Village at Cold Creek Subdivision final plat subject to the
conditions noted in Sections VI and VII below. These conditions shall be considered in full, unless
expressly modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-14-006 as presented in the staff report for the hearing date of
February 25, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-14-006, as presented during the hearing on February 25, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-14-006 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 north side of W. Ustick Road, west of Towerbridge Street,
in the SW '/4 of Section 35, T. 4N., R. 1 W. (Parcel #50435346700)
B. Applicant:
Hayden Homes Idaho, LLC
2464 SW Glacier Place, Ste. 110
Redmond, OR 97756
C. Owners:
Same as applicant
Village at Cold Creek Sub FP-14-006 PAGE 1
EXHIBIT A
D. Representative:
Ross Erickson, Erickson Civil, Inc.
6213 N. Cloverdale Road, Ste. 125
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat depicts 16 single-family residential building lots and 3 common/other lots on
4.38 acres of land. The property is zoned R-8. The gross density of the single-family portion of the
development is 3.65 dwelling units per acre with a net density of 5.03 dwelling units per acre. The
average lot size is 7.73 square feet. All of the proposed lots are for single-family detached homes and
comply with the dimensional standards of the R-8 zoning district.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-023). Because the number of buildable lots and common area is the same, staff deems the
final plat to be in substantial compliance with the approved preliminary plat as required by UDC11-
6B-3 C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved rezone (RZ-13-009) and preliminary plat (PP-13-
023 ).
2. The applicant shall obtain the City Engineer's signature on the final plat within two years of City
Council approval of the preliminary plat (by November 26, 2015), 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 Land Solutions, stamped on January 23, 2014 by Clinton W. Hansen,
shall be revised as follows:
a. Note #1, revise as follows, "All lot lines common to a public right-of--way line and adjacent
to any rear lot line or subdivision boundary, are hereby designated to have a ten (10) foot
wide permanent easement ..."
b. Note #15, revise to include recorded instrument number: 114007669
c. Notes # 16, 17, 18, revise to include recorded instrument numbers.
5. The landscape plan prepared by South Landscape Architecture, dated 9/25/13, is approved as
submitted.
6. Future structures constructed on the site shall be generally consistent with the conceptual
elevations included in the development agreement (Instrument # 114007669). The rear (or side)
of structures on Lots 2, 3, and 4, Block 1 and Lot 2, Block 2 adjacent to Ustick Road shall
incorporate articulation through changes in materials, color, modulation, and architectural
elements (horizontal and vertical) to break up monotonous wall planes and roof lines in accord
with UDC 11-3A-19 and the Design Manual.
7. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. If permanent
fencing does not exist at the subdivision boundary, temporary construction fencing to contain
debris shall be installed around this phase prior to release of building permits for this subdivision.
8. The pond on Lot 1, Block 3 shall have recirculated water and shall be maintained such that it does
not become a mosquito breeding ground in accord with UDC11-3G-3B.8.
Village at Cold Creek Sub FP-14-006 PAGE 2
EXHIBIT A
9. The common driveway on Lots 3 and 4, Block 1 is required to be constructed in accord with the
standards listed in UDC 11-6C-3D.
10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
11. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
12. The elevations of the flow line of Five Mile Creek and the invert of the sanitary sewer are in
conflict, therefore an aerial sewer crossing over Five Mile Creek is being proposed. Careful
attention will need to be given to the sewer design with regard to flood plain restrictions.
13. A portion of this project lies within the Meridian Floodplain Overlay District -flood zone X5.
Prior to any development or construction taking place, the applicant shall submit a Floodplain
Development Permit Application to the City Floodplain Administrator for review and approval.
The application shall provide engineering analysis to meet MCC section 10-6, including
hydraulic and hydrologic calculations illustrating any impacts to the water surface elevations
including no rise effects of any development within the floodway.
14. The applicant shall provide a 20-foot easement across Lot 8, Block 1 for the sanitary sewer main
outside of public right of way. The easement area shall be covered with a pavement or concrete
surface for ease of access by City of Meridian Wastewater personnel.
VII. GENERAL REQUIREMENTS
1. 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 for any mains that are required to provide service. Minimum cover over sewer
mains 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 this 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 (ACRD) 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.
5. 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.
6. 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.
7. 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
Village at Cold Creek Sub FP-14-006 PAGE 3
EXHIBIT A
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 limited 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-1.
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. 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.
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 11-12-3H.
14. 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.
15. 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.
16. 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 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.
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 structures within the
project.
18. 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. Applicant shall also include the location of any existing street
lights in the development plan set. 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.
19. 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
Village at Cold Creek Sub FP-14-006 PAGE 4
EXHIBIT 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 9-1-4 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.
22. 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.
23. 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. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 8/21/13)
C. Proposed Final Plat (stamped/dated: 1/23/14)
D. Proposed Landscape Plan [dated: 9/25/13 (signed: 1/29/14)]
Village at Cold Creek Sub FP-14-006 PAGE 5
EXHIBIT A
Exhibit A -Vicinity Map
Village at Cold Creek Sub FP-14-006 PAGE 6
EXHIBIT A
Exhibit B -Approved Preliminary Plat (dated: 8/21/13)
PRELIMINARY PLAT ROR THE VILLA6! AT COLD CR!!K
~ITUATEO IN A PORTION OF TH! !lCTION 96, TOWNSHIP 4 NORTH. RANdE 1 WE67',
8013! MERIDIAN, AAA COUNTY. IOAF~O
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Village at Cold Creek Sub FP-14-006 PAGE 7
EXHIBIT A
Exhibit C -Proposed Final Plat (dated: 1/23/14)
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Village at Cold Creek Sub FP-14-006 PAGE 8
EXHIBIT A
Exhibit D -Proposed Landscape Plan [dated: 9/25/13 (signed: 1/29/14)]
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EXHIBIT B
Sonva .Watters
From• Ross fricksan cross@ericksoncivil.com>
Sent•• Thursday, February 20, 201411:09 AM
Tot. Sonya Watters; Jaycee Holman; Machelle Hill; Jacy Jones
~~; Bill Duffey; :Mike Gregory
Subject: RE: Village at Cold Creek Final Plat Staff Report for 2/25/14 CC Mtg.
'Hi Sonya -Please find this .email as notice that we are. in concurrence with the Conditions of Approval identified within
the staff report for "FP-14-006 -Village at Cold Creek Subdivision". Please include this project on the consent agenda
for approval at the February 25t", 2014 City Council hearing.
Thanks, RE
Ross Erickson, PE
Erickson Civil, Inc.
b213 N, Cloverdale Rd. Suite 125.
Boise, Idaho 83713
C.208,8b7.3954
T.208.84b.8955
F.208.84b:$956
__ __~
wow.^r erieksoncvif.ca
From: Bruce Freckleton [mailto:bfreckleton@meridiancity.org]
Sent: Wednesday, February 19, 2014 3:26 PM
To: P. E. Ross Erickson:(ross@ercksoncivil.com)
Cc: Ted Baird; .Bill Nary; Machelle.. Hill; Jacy Jones; Jaycee Holman; Holly Binkley; Sonya Watters; Justin Lucas
Subject: Village at Cold Creek Final Plat Staff Report for 2/25/14 CC Mtg.
Good afternoon all,
Attached is the staff report for the proposed Village at Cold Creek Final Plat (FP-14-006). This item is scheduled to be on
the Council agenda on February 25, 2014. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning
at 6:00 pm. Please call or a-mail with any questions.
Ross -Please submit a written response to the staff report to the :City Clerk's office {iholman@meridiancitv.or;;,
mhiU@meridiancitv.org, iiones@meridiancity.ore, wattersCa~meridiancity.org) by 3:00 pm the Thursday prior to the
hearing.
If you are in agreement with the conditions of approval contained in the staff report and you submit a written response
accordingly by Thursday at 3;00 pm, your item will be placed on the consent agenda; consent agenda items are passed in
one motion by the Council at the beginning of the meeting. Note: If you are in agreement with the staff report, it is still
recommended you attend the meeting in the event the item is pulled offof the consent agenda.
If you do not respond to the staff report by Thursday, or if you have concerns-with the:conditions of approval, your
project wil{ be,pJaced on the regular agenda.
Thanks,
Bruce