CC - Staff ReportJump Creek No. 2 – FP H-2016-0134 PAGE 1
STAFF REPORT
Hearing Date: January 17, 2017
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Jump Creek No. 2 (H-2016-0134)
I. APPLICATION SUMMARY
The applicant, Trilogy Idaho, has applied for approval of a final plat (FP) consisting of fifty-nine (59)
residential lots and eleven (11) common lots on approximately 17.02 acres of land in the R-8 zoning
district. This is the second phase of development for Jump Creek Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the final plat application 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. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0134 as presented in the staff report for the hearing date of
January 17, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0134 as presented during the hearing on January 17, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0134 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 site is located at 5335 N. Black Cat Road in the southeast ¼ of Section 28, Township 4
North, Range 1 West.
B. Applicant:
Trilogy Idaho
9895 W. Cable Car Street
Boise, Idaho 83709
C. Owner:
Viper Investments
1977 E. Overland Road
Meridian, Idaho 83642
Jump Creek No. 2 – FP H-2016-0134 PAGE 2
D. Representative:
Kent Brown, Kent Brown Planning Services
3161 E. Springwood Drive
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat consists of 59 residential building lots and 11 common lots on approximately
17.02 acres of land in the R-8 zoning district. The minimum property size is 6,000 square feet with an
average size of 7,561 square feet. The gross density for this phase is 3.46 dwelling units per acre with
a net density of 4.76 dwelling units per acre.
A total of 1.93 acres (or 11.3%) of land is proposed as open space in this phase consisting of a park
with children’s play equipment and micro-paths.
Because the number of building lots 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
UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. The applicant is to meet all terms of the approved annexation (AZ-14-011), preliminary plat (PP-
12-018) and development agreement (Instrument #2014-105206) for this development.
2. The applicant has until July 11, 2018, 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 Gregory G. Carter on 12/27/16 prior to signature
on the final plat by the City Engineer, as follows:
a. Note #2: Remove Lot 10, Block 6 and Lot 3, Block 9 from portions of lots affected by the
ACHD storm water drainage easement as the easement is not graphically depicted on those
lots; or, graphically depict the easement on these lots if they do exist.
b. Add a note that references the recorded development agreement (Instrument #2014-105206).
c. Note #9: Include recorded instrument number.
d. Note #10: The rear lot lines of Lots 8-12, Block 8, Lots 1-98, Block 9 shall be subject to. . .”
e. Note #10: Graphically depict the gravity irrigation easement on Lots 1-8, Block 9.
5. The landscape plan prepared by South Landscape Architecture, dated 12/12/16, is approved as
shown in Exhibit D.
6. All fencing shall be installed in accordance with UDC 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. Note: The maximum fence height in the required front yard is 4 foot if an
open vision material is used and 3 feet if a closed vision material is used.
7. Stormwater integration facilities shall comply with the standards listed in UDC 11-3B-11C.
8. 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.
Jump Creek No. 2 – FP H-2016-0134 PAGE 3
9. Staff’s 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 a building permit, the final plat shall be recorded.
11. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
12. Future homes constructed within the subdivision must comply with the submitted elevations
approved with the recorded development agreement. Lots 3-6 and 8-9, Block 4shall incorporate a
mix of materials, windows and decorative trim, pop-outs, covered porches and two variations in
the roof lines to provide articulation and modulation to the side and rear facades that face N.
Black Cat Road.
13. The applicant shall maintain surface water delivery to the adjacent properties and participate in
the maintenance of the drainage ditches within and near the boundaries of the Jump Creek
property in accord with the recorded development agreement.
15. The developer shall comply with the best practice standards approved with the recorded
development agreement as follows:
Continue groundwater monitoring of the site through at least next irrigation season to
more accurately gage peak levels and confirm current estimates. The soils report and
groundwater monitoring are to be referred to and documented in the construction
documents as each phase is designed. Particular attention is to be paid to finished lot
grades in relation to estimated ground water levels.
Construction drawings with each development phase shall include a master grading plan
addressing drainage within each block and the drainage patterns on each lot. The plans
shall also include:
a. Finished grades for all roads, back of curbs at lots, rear lot line swales, side lot line
swales where appropriate;
b. Lot existing grade prior to grading operations;
c. Lot finished grade to be achieved following grading operations;
d. Minimum and Maximum top of foundation wall elevations for each lot;
e. Reference to the soils reports and recommendations provided by the soils consultant;
f. Reference to the “Recommendations for Homebuilders” memo provided by the soils
consultant; and
g. The homebuilder to comply with required top of foundation elevations or submit an
engineered site grading plan certifying compliance with grading plan.
16. A street light plan will need to be submitted for review with the civil plans. In addition to type 2
lighting on internal streets, the plan will need to include a type 1 lights along the frontage of
Black Cat Road. Street lighting conduit will need to be extended along black Cat to the northern
subdivision boundary. Street light plan requirements are listed in section 6-5 of the Improvement
Standards for Street Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272
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
Jump Creek No. 2 – FP H-2016-0134 PAGE 4
materials shall be used in conformance of City of Meridian Public Works Departments 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. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
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 with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
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 11-1-4B.
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.
Jump Creek No. 2 – FP H-2016-0134 PAGE 5
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. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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.
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 prepared by an Idaho
Licensed Professional Land Surveyor, 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. All easements must be
submitted, reviewed, and approved prior to signature of the final plat by the City Engineer.
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 Water Department at
(208)888-5242 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.
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 the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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, a single -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
development plan approval.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
Jump Creek No. 2 – FP H-2016-0134 PAGE 6
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
VIII. EXHIBITS
A. Vicinity/Zoning Map
B. Approved Preliminary Plat (dated: 10/22/14)
C. Proposed Final Plat
D. Proposed Landscape Plan (dated: 12/12/16)
Jump Creek No. 2 – FP H-2016-0134 PAGE 7
Exhibit A – Vicinity/Zoning Map
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Jump Creek No. 2 – FP H-2016-0134 PAGE 8
Exhibit B – Approved Jump Creek Subdivision (dated: 10/22/14)
Jump Creek No. 2 – FP H-2016-0134 PAGE 9
Exhibit C – Proposed Final Plat(dated: 12/27/16)
Jump Creek No. 2 – FP H-2016-0134 PAGE 10
Exhibit D. – Proposed Landscape Plan (dated: 12/12/16)
Jump Creek No. 2 – FP H-2016-0134 PAGE 11
Jump Creek No. 2 – FP H-2016-0134 PAGE 12
Jump Creek No. 2 – FP H-2016-0134 PAGE 13