Jump Creek No. 5 FP H-2020-0003 BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: 02/25/2020
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 73 BUILDING ) CASE NO. H-2020-0003
LOTS AND 12 COMMON LOTS ON )
12.95 ACRES OF LAND IN THE R-8 ) ORDER OF CONDITIONAL
AND R-15 ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
JUMP CREEK NO. 5. )
BY: TRILOGY IDAHO )
APPLICANT )
This matter coming before the City Council on February 25, 2020 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. 5,
LOCATED IN THE SE 1/4 OF THE SE 1/4 OF SECTION 28, TOWNSHIP 4N,
RANGE I W, B.M., MERIDIAN, ADA COUNTY, IDAHO, 2020,
HANDWRITTEN DATE: 1/9/2020, by GREGORY G. CARTER, PLS, SHEET 1
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(JUMP CREEK NO. 5—FP H-2020-0003)
Page 1 of 3
Meridian City Council Meeting Agenda March 3,2020— Page 46 of 222
OF 4," is conditionally approved subject to those 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, 2020, 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(JUMP CREEK NO. 5—FP H-2020-0003)
Page 2 of 3
Meridian City Council Meeting Agenda March 3,2020— Page 47 of 222
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 3rd day of
March , 2020.
By:
Robert E. Simison
Mayor, City of Meridian
Attest:
Chris Johnson
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: March 3, 2020
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(JUMP CREEK NO. 5—FP H-2020-0003)
Page 3 of 3
STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT !A H O
DATE: 2/25/2020 Legend 0
TO: City Council Project Location !_;i=® ® z�
FROM: Joseph Dodson,Associate Planner -; ❑���
208-884-5533THE
Bruce Freckleton, Development Services
Manager
208-887-2211 _-
e
SUBJECT: H-2020-0003 TFFM
Jump Creek No. 5 ® ®�
PROPERTY LOCATION:
The site is located near the northwest
corner of N. Black Cat Road and W. 1 --1
McMillan Road(S0428779510).
I. PROJECT DESCRIPTION
A final plat consisting of 13 single-family residential lots and 4 common lots in the R-8 zoning
district; and 60 attached single-family residential lots and 8 common lots in the R-15 zoning
district on 12.95 acres of land,by Trilogy Idaho.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 12.95
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) 73 SFR, 12 Common
Density(gross&net) 5.63 Gross,5.08 Net
Open Space(acres,total[%]/ 30.8%,3.99 Acres(specific to this phase)
buffer/qualified)
Amenities Micro-paths and a required tot lot
Physical Features(waterways, None
hazards,flood plain,hillside)
History(previous approvals) AZ-14-011;PP-14-013;Instrument#2014-105206
— Page 1
Meridian City Council Meeting Agenda March 3,2020— Page 49 of 222
B. Project Area Maps
Future Land Use Map Aerial Map
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III. APPLICANT INFORMATION
A. Applicant
Trilogy Idaho
B. Owner:
Trilogy Idaho
C. Representative:
Kent Brown Planning
IV. STAFF ANALYSIS
The proposed final plat consists of 13 single-family residential lots and 4 common lots in the
R-8 zoning district; and 60 attached single-family residential lots and 8 common lots in the
R-15 zoning district. The minimum property size is 3,600 square feet with an average
property size of 6,819 square feet.
Page 2 —
Meridian City Council Meeting Agenda March 3,2020— Page 50 of 222
Because the number of building lots and the amount of common open space is the same as
the approved preliminary plat, staff finds the proposed final plat to be in substantial
compliance with the approved preliminary plat as required by UDC 11-6B-3C.2.
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 3.99 acres in
this phase with more to come in the next phase, directly to the south of Phase 5. 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.
V. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in
Section VII of this report.
Page 3
Meridian City Council Meeting Agenda March 3,2020— Page 51 of 222
VI. EXHIBITS
A. Preliminary Plat
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Page 4
Meridian City Council Meeting Agenda March 3,2020- Page 52 of 222
B. Final Plat
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Page 5
Meridian City Council Meeting Agenda March 3,2020- Page 53 of 222
C. Landscape Plan
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Meridian City Council Meeting Agenda March 3,2020— Page 54 of 222
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Page 7
Meridian City Council Meeting Agenda March 3,2020— Page 55 of 222
PLANT SCHEDULE -
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Page 8 —
Meridian City Council Meeting Agenda March 3,2020— Page 56 of 222
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. Prior to obtaining the City Engineer's signature on this final plat,the Applicant shall submit to
the Planning Department proof of recording of Jump Creek No. 4 final plat that was approved in
conjunction with and under the name of Jump Creek No. 3.
3. Per the Ada County Street Name Review document,the applicant shall correct the Final Plat and
landscape plans to reflect the required changes to the following:
• Replace W. Daphne St. with W. Milano Dr. to match up with subdivision to the west; and
4. The applicant has two years from the date of signature on the previous final plat phase to obtain
City Engineer's signature on this final plat or apply for a time extension in accord with UDC 1I-
6B-7.
5. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
6. Prior to submitting for building permits for any attached single-family homes,the applicant shall
receive Certificate of Zoning Compliance(CZC)and Administrative Design Review(DES)
approval.
7. Revise the notes on the face of the plat prepared by Bailey Engineering,Inc.prior to signature on
the final plat by the City Engineer, as follows:
a. Remove"Subdivision"from the name of the plat to read only as Jump Creek No. 5.
b. Add a note that references the recorded development agreement(Instrument#2014-105206).
c. Note#9: Include recorded instrument number.
d. Note#10: Include recorded instrument number.
e. Note#11: Include recorded instrument number.
8. The landscape plan prepared by South Landscape Architecture, dated 12/23/2019,is approved as
submitted.
9. All fencing shall be installed in accordance with UDC 11-3A-7.
10. Stormwater integration facilities shall comply with the standards listed in UDC 11-3B-11C.
11. 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 for more information.
12. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does not
relieve the applicant of responsibility for compliance.
13. Prior to the issuance of a building permit,the final plat shall be recorded.
14. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
15. Future homes constructed within the subdivision must comply with the submitted elevations
approved with the recorded development agreement.
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Meridian City Council Meeting Agenda March 3,2020— Page 57 of 222
16. 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.
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.
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
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Meridian City Council Meeting Agenda March 3,2020— Page 58 of 222
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-I 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
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.
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Meridian City Council Meeting Agenda March 3,2020— Page 59 of 222
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.
— Page 12
Meridian City Council Meeting Agenda March 3,2020— Page 60 of 222
From: kent brown
To: Joseph Dodson
Cc: Adrienne Weatherly;Andrea Pogue;Bill Narv;Charlene Wav;Chris Johnson;Ted Baird;Bill Parsons
Subject: Re:Staff Report-Jump Creek No.5
Date: Thursday,February 20,2020 4:24:06 PM
Hello after reviewing the staff report we are in agreement with the conditions of approval and
will comply
Kent Brown
On Thu, Feb 20, 2020 at 2:59 PM Joseph Dodson<jdodsongmeridiancity.org>wrote:
Hello,
Third time is the charm. I apologize for the multiples and the duplication of work. The staff
report is in its final form and the applicant is in agreement.
Attached is the staff report for the proposed final plat for Jump Creek No. 5, H-2020-0003.
This item is scheduled to be on the City Council agenda on 02/25/2020. The hearing will be
held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with
any questions.
Thank you,
Joseph Dodson I Current Associate City Planner
City of Meridian I Community Development
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.884.5533
�E III IA 0
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
Meridian City Council Meeting Agenda March 3,2020— Page 61 of 222
in regards to both release and retention,and may be released upon request, unless exempt from disclosure by law.
Kent Brown
Kent Brown Planning Services
3161 E. Springwood Drive
Meridian, ID 83642
P: 208-871-6842
Meridian City Council Meeting Agenda March 3,2020— Page 62 of 222