CC - Staff Report 3-2 STAFF REPORT C�
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT !A H O
DATE: 3/2/2021 Legend �� -
TO: Mayor&City CouncilProject Location,
FROM: Joseph Dodson,Associate Planner
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208-884-5533 �®
SUBJECT: FP-2020-0019 °
Jocelyn Park No. 1 ® ®�
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PROPERTY LOCATION: -,
The site is located on the south side of
W. Victory Road,approximately '/4 mile -
west of S. Meridian Road, in the NW 1/4
of the NE 1/4 of Section 25,Township
3N.,Range 1W. ,
I. PROJECT DESCRIPTION
A final plat consisting of forty-one(41)building lots and seven(7) common lots on 10.15 acres
of land in the R-8 zoning district. This is the first final plat for Jocelyn Park Subdivision (H-
2020-0067).
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 10.15
Future Land Use Designation MDR(Medium-Density Residential)
Existing Land Use Vacant
Proposed Land Use(s) Single-family residential(SFR)
Current Zoning R-8
Lots(#and type;bldg/common) 41 SFR,6 Common
Density(gross&net) 4.04 Gross,9.84 Net
Open Space(acres,total[%]/ 3.95 acres total(29.45%of entire development); 1.75 acres of
buffer/qualified) qualifying open space(13.02%).All open space except for
one micro-path lot is proposed in this phase.
Amenities Seating areas; shade structure,and micro-paths.
Physical Features(waterways, Ridenbaugh Canal runs along the north boundary and will not
hazards,flood plain,hillside) be disturbed during construction.
History(previous approvals) H-2020-0067(Preliminary Plat)
Page 1
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IV. STAFF ANALYSIS
The proposed final plat consists of 41 building lots and seven(7) common lots in the R-8
zoning district. The minimum lot size proposed is 4,000 square feet with an average lot size
of approximately 4,427 square feet.
The proposed final plat incorporates all of the required changes from the preliminary plat and
nearly all of the open space is proposed in this phase. In addition, the number of building lots
and the amount of common open space is the same as within the approved preliminary plat.
Therefore, Staff finds the proposed final plat to be in substantial compliance with the
approved preliminary plat as required by UDC 11-6B-3C.2.
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
VI. EXHIBITS
A. Approved Preliminary Plat
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B. Final Plat (dated: December 15, 2020)
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C. Landscape Plan(dated: February 3, 2021)
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F'I-A\7 SOHErULM NOTES
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D. Open Space Exhibit
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Page 10
VII.PLANNING AND PUBLIC WORKS COMMENTS & CONDITIONS
1. The applicant is to meet all terms of the approved preliminary plat(H-2020-0067) for this
development.
2. The applicant has until November 4,2022, approval date of the preliminary plat,to obtain the
City Engineer's signature on this final plat or apply for a time extension in accord with UDC 1I-
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. Prior to signature on the final plat by the City Engineer,the final plat prepared by Land Solutions
(Exhibit B), dated December 15,2020, shall be revised as follows:
a. Remove Note#10 as this development is not bound by a Development Agreement.
b. Note#12: Include recorded easement instrument number.
c. Note#13: Include the recorded instrument number.
5. Prior to signature on the final plat by the City Engineer,the landscape plan prepared by Jensen
Belts Associates(Exhibit C), dated February 3, 2021, shall be revised as follows:
a. Revise the required seating amenity located on Lot 24,Block 2 to be a more substantial
seating area that is more than just a bench adjacent to the sidewalk to meet the
recommendation of the Planning and Zoning Commission.
6. The applicant shall comply with the submitted home elevations within the approved preliminary
plat(H-2020-0067).
7. All fencing shall be installed in accordance with UDC 11-3A-7.
8. Stormwater integration facilities shall comply with the standards listed in UDC 11-313-11C.
9. 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.
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 a building permit,the final plat shall be recorded.
12. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
13. There is an existing 8-inch diameter water main on the west side of the existing pond,this water
main is to be abandoned.
14. A sanitary sewer service will need to be installed to serve the parcel at the end of W. Winnipeg
Street.
15. Much of this development is within an area once occupied by a sanitary sewage lagoon. The area
has been reclaimed by means of imported fill materials of various sources. The GeoTehhnical
Engineering Report by Materials Testing&Inspection Co. (MTI) dated March 14,2019 makes
note of the various materials found at ground surface, as well as the special considerations that
must be followed to ensure that structures are constructed on suitable bearing soils. It shall be
required that personnel from MTI,or another qualified geotechnical engineer,verify the bearing
Page 11
soil suitability for each structure at the time of construction. Evidence of such determination shall
be presented to the Meridian Building Inspector prior to footing inspection.
16. Type 1 streetlights are required on W. Victory Road every 220' west of the existing light. Davit
pole may be utilized if there are overhead power conflicts.
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
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.
Page 12
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 11-1-413.
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.
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
Page 13
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 14