Jump Creek Subdivision No. 3 H-2018-0113 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR JUMP CREEK SUBDIVISION NO. 3 (H-2018-0113)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: DECEMBER 4 TH , 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF SIXTY-TWO (62)
BUILDING LOTS AND TWELVE
(12) COMMON LOTS ON 21.64
ACRES OF LAND IN THE R-8 AND
R-15 ZONING DISTRICTS FOR
JUMP CREEK SUBDIVISION NO. 3.
BY: TRILOGY IDAHO
APPLICANT
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CASE NO. H-2018-0113
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on December 4 th , 2018 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 JUMP CREEK SUBDIVISION NO. 3,
LOCATED IN THE NE ¼ OF THE SE1/4 AND THE SE ¼ OF THE NE ¼ OF
SECTION 28, TOWNSHIP 4N., RANGE 1W., BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2018, by GREGORY G. CARTER, PLS,
SHEET 1 OF 5,” is conditionally approved subject to those conditions of Staff as
Meridian City Council Meeting Agenda December 4, 2018 – Page 143 of 445
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR JUMP CREEK SUBDIVISION NO. 3 (H-2018-0113)
Page 2 of 3
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 November 20, 2018, a true and correct copy of which is attached hereto
marked “Exhibit A” and by this reference incorporated herein, and the response
letter from Kent Brown, 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.
Meridian City Council Meeting Agenda December 4, 2018 – Page 144 of 445
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 `-111'Y1 ' day of
ecembe r , 2018.
Tammy dee
Q°�(EpAOGUMayor, Cit of
PMeridian
Attest: ST
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A�' c'1ry (r w
E IDIANt.-
IDAHO
C. y Coles
City Clerk & SEAL p"
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney,
By: CX -W Iy ? L A � Dated: t2 - 5-2CAB
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR JUMP CREEK SUBDIVISION NO. 3 (H-2018-0113)
Page 3 of 3
EXHIBIT A
Page 1
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 11/20/2018
TO: City Council
FROM: Josh Beach, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager
208-887-2211
SUBJECT: H-2018-0113
Jump Creek No. 3
PROPERTY LOCATION:
The site is located on the west side of N.
Black Cat Road, midway between W.
McMillan Road and W. Chinden
Boulevard.
I. PROJECT DESCRIPTION
A final plat consisting of 62 single-family residential lots, 7 multi-family residential lots and 12
common lots on 21.64 acres of land in the R-8 and R-15 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 21.64
Future Land Use Designation MDR (Medium-Density Residential)
Existing Land Use Vacant
Proposed Land Use(s) Single-family residential
Current Zoning R-8, R-15
Lots (# and type; bldg/common) 62 SFR, 7 MFR, 12 Common
Density (gross & net) 3.69 Gross, 5.08 Net
Open Space (acres, total [%] /
buffer / qualified)
22.8%, 4.93 Acres (specific to this phase)
Amenities Micropaths, a multi-use pathway and a required tot lot
Physical Features (waterways,
hazards, flood plain, hillside)
None
History (previous approvals) AZ-14-011; PP-14-013; Instrument #2014-105206; FP-14-
046; H-2016-0134
Meridian City Council Meeting Agenda December 4, 2018 – Page 146 of 445
Page 2
B. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant
Trilogy Idaho
B. Owner:
Viper Investments
C. Representative:
Kent Brown Planning
IV. STAFF ANALYSIS
The proposed final plat consists of 62 single-family residential building lots, 7 multi-family
building lots and 12 common lots on 21.64 acres of land in the R-8 and R-15 zoning districts.
The minimum property size is 4,800 square feet with an average of 6,819 square feet.
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.
Meridian City Council Meeting Agenda December 4, 2018 – Page 147 of 445
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A. Open Space
In the development agreement, the applicant was required to provide 15% open space
for the development, or 12.89 acres of land. The applicant has provided a total of 8.96
acres of open space for the development. There are several phases of the project that
have not come in for final plat. The applicant will be required to meet the 15% overall
open space as set forth in the development agreement.
B. Revised Site and Landscape Plan
The applicant has revised the final plat slightly to reflect changes to the adjacent
proposed subdivision. The proposed subdivision to the north would have created
double-fronted lots with the previous location of their public street, so a common lot
along what were Lots 7-14, Block 1 was required in this location with the preliminary
plat to eliminate this problem. The proposed subdivision to the north has since
redesigned their plat and moved the street further north on their plat, thus eliminating
this as an issue.
The applicant has modified the plan to eliminate the common lot north of Lots 7-18,
Block 14 and has instead placed a micropath lot between Lots 7 and 9 of Block 1 to
connect to the Oaks Subdivision.
V. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in
Section VII of this report.
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VI. EXHIBITS
A. Preliminary Plat
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B. Final Plat
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C. Landscape Plan (Not Approved)
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VII. PLANNING AND PUBLIC WORKS COMMENTS & CONDITIONS
1. The applicant is to meet all terms of the approved annexation (AZ-14-011), preliminary plat (PP-
14-013) and development agreement (Instrument #2014-105206) for this development.
2. Per the recorded development agreement, the applicant shall construct the collector road (W.
Malta Drive) to the W. Joseph Drive intersection and bollard the central access for a pedestrian
connection. Details of this conversion and a recorded license agreement with ACHD shall be
submitted prior to signature on the final plat.
3. The applicant has until August 23, 2020, to obtain City Engineer’s signature on the final plat or
apply for a time extension in accord with UDC 11-6B-7.
4. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
5. Prior to submitting for building permits for any multi-family structures, the applicant shall receive
Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES) approval.
6. Revise the notes on the face of the plat prepared Gregory G. Carter prior to signature on the final
plat by the City Engineer, as follows:
a. Note #2: Remove Lot 10, Block 10 and Lot 1, 3, 6, 7, &12, Block 13, Lots 1-5, Block 15and
all of Lot 11, Block 10 and Lot 2, Block 13 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. Add a note as follows: The rear lot lines of Lots 12-14, Block 4, and Lots 8 and 10, Block 16
shall 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 the arterial and collector streets.
e. Note #11: Include recorded instrument number.
7. The landscape plan prepared by South Landscape Architecture, dated 9/21/2018, is approved with
the following modifications:
a. Per the recorded development agreement, the applicant shall provide a tot lot on Lot 5, Block
15, consistent with the landscape plan approved with the preliminary plat.
8. All fencing shall be installed in accordance with UDC 11-3A-7.
9. Stormwater integration facilities shall comply with the standards listed in UDC 11-3B-11C.
10. 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.
11. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
12. Prior to the issuance of a building permit, the final plat shall be recorded.
13. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
14. Future homes constructed within the subdivision must comply with the submitted elevations
approved with the recorded development agreement.
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15. 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. The streetlight plan submitted with the development plans shall be revised to include the current
City of Meridian streetlight notes. Remove note that states 2013 standards. Plan shall show the
difference between Type 1 and Type 2 lights. Type 1 lights are required on Black Cat Road. Type
2 are required for interior roads. 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
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.
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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.
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
Meridian City Council Meeting Agenda December 4, 2018 – Page 155 of 445
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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
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
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