CC - Staff Report STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 9/28/2021 legend � �
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DATE: '
Project Lc=fki -r
TO: Mayor&City Council �.
FROM: Sonya Allen,Associate Planner R1
208-884-5533 r �-
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SUBJECT: FP-2021-0047 `H
TM Frontline -•R R-
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LOCATION: South side of W. Franklin Rd., R1 _
approximately 1/4 mile west of S. Linder R�8 R-
Rd., in the NE 1/4 of Section 14,T.3N., RU R-,S
R.1W. (Parcel#S1214121134)
1 {
I. PROJECT DESCRIPTION
Final plat consisting of six(6)buildable lots on 15.99 acres of land in the C-G zoning district for TM
Frontline Subdivision.
This is the third phase of development of TM Center Subdivision(H-2020-0074). TM Creek No. 5 (1"
phase FP-2021-0027); TM Crossing No. 5 (2"d phase FP-2021-0045).
II. APPLICANT INFORMATION
A. Applicant/Representative:
Brighton Development,Inc.—2929 W.Navigator Dr., Ste. 400, Meridian,ID 83642
B. Owner:
DWT Investments,LLC—2929 W.Navigator Dr., Ste. 400,Meridian,ID 83642
C. Contact/Representative:
Josh Beach,Brighton Development,Inc.—2929 W. Navigator Dr., Ste. 400, Meridian,ID 83642
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat for TM Center Subdivision and associated conditions of approval as required by UDC 11-6B-
3C.2. There are seven(7)fewer buildable lots than shown on the approved preliminary plat.
Therefore, Staff finds the proposed final plat is in substantial compliance with the approved
preliminary plat as required.
Page 1
IV. DECISION
A. Staff-
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VI of this report.
V. EXHIBITS
A. Preliminary Plat(dated: May 1,2020)
TM CENTER SUBDIVISION PRELIMINARY PLAT
A PARCL_DI LAND REI NG A POR I ON D I I HE HORS h wE5 r 1!4 AN U A PORTION OF THE
W'=S-1/2 OF-HE NORTHEAST V4 OF SECTION 14,TOW\SHIP 3 NUR-H,RANGE I WEST, - L
E LI ISL MERIDIAN,CITY OF MERIDIAN,ADA CD UN r Y,I DAHO,2020
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Page 2
B. Final Plat(date: 8/23/2021)
PLAT OF
TM Frontline Subdivision
A VORTIDN Of THE NORTHWEST 114 OF THE NORTHEAST lid OF SECTION 14,
TO W HEMP 9 R—,RANEE 1 WEST,NOISE MERIDIAN, N
OIFY OF MERIDIAN,ADA ODUNTv,IDAHO-
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REFERENCES
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RE91Bp'781T]]s.b'_ _ __-_ S�•y4'w ltW w, REWRp CF SBRT'Ik.9Eae RFFORCB 0T Ap1 CWRv,IOuq.
-C�r�rs1Y 0 mum IMw xa med-tear F:,P[tdme yr Mn
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�v.rvETAeu rrt��E ag r�rrxpa9�m4�m STMEF.ID�mE.cyxp�gi� E N GAR E E P r N G
n tvsaac sea 'a.w .ear Rtats muss Imm IN rNc mn Axv A nm rjj'23 �Im.�
p I6I.•.wt searF re K�I°�'NA.se*unww: +�uc.PuuIbc.��
nRN +aT.t eaeveR' Nts.r.rt t R[vuno xeff Nm muxo r[�s�As 9IIOIm IEraai
Page 3
PLAT OF
TM Frontline Subdivision
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1, !lFIRr.4 EKDNG MT9+GK 111E5 SHALL CgNFORW M THE APPUCAELE 2DHhC REWLATKAS OF THE CITY OF MEIRIOLAW
AI THE T.WE OF ISSUANCE OF A 8IJLOIIQ PEfWT.
2 AK-+AEA6-WSION OF THIS PLAT SWILL COMPLY 1WTH THE APP FABLE ZONNC.P£RUTl"8F IIE GTT m vChKim
W EFFECT AT THE 7MME dF TIC#*k1Mw C*L
* TIE BQITOW OF STRUCTURAL FOOTNOS SHALL BE SET A Wtlr Ld Of i2-rb2mES AWY[ TK RIpHEISI T,$IABUSHEO
MMFIAL ORXND TIwtm bZwk7ION
4. MS ftiNW.tDON IS SuLdtl 10 A E1fVCM9F91 HT A9%EHENT,RDOORDEO AS IMSTKNEIIT Na -_ CF AOA
OWNW 1
$ Ih%k3A714N
b.'IION 31-�B05 f11 d. OGTRCf W CDWPLIANC£WITH WHO Cri DEN.1 41 T 11M. .WWAWOEW TO ffl%LTIOH"Ttlt PoCHf4 Axp EM„4 M
OELiCATED FOR uEmt r*W IMT ft-WRNr+ M&AM4 D*IRX67.
IL THE Oa OPWNT RECCCNX&SE%M a-4SW OF " G1AH4 WN, nrNT TO FARM A,GT, IIIHiC4 STATES: 'MAT
A (CULTURAL WERATIP4. AGRICULTURAL FACILITY OR M-ANSICIL THEREOF EH4.LL BE OR EEWNE A FAI PFGvATE
OM PUBLIC ETY ANY CH WOM aM[HTM011S IN OR ARGUT THE RuRRGJROIRC RauORIpILTuHAL ACTIVI AR IT WAS
I�.M r1{H1 DtATIOW NR 4M 1FV44 PIE 1 YEN[ *4EN TIE OPEIR+TT F'MrY OR E%PINEIOH NAS NOT A
IILISA" AT THE TIME IT BEAN OR YIDS UI:'IED_THIS PRffN91d19 4F THIS 9ECTr7H SHALL NOT APPLY wHEW A
LILISARCE Rf SOLT3 fRdl M w.10 1 OR PI"KREIrT QPIP#LTION IDr AMF A.GMCULTURJL QPE TKK AGPMOJLTUR,ML
FOULITY OR ETPA4STPI THEREOF'.
7, DS � YRCT 1 H T16
ATHATCOnAN THIS
OERAMM OF O WENANTS,COMINTIOKS, AESTRiCTVWS AWpEA9ADTST N
FM RCCI AS NUYMM? m- OF AO&C004TY RECDRM+110 MAY 9E kwia b rpm TINE TO
T E.
R UMLESS SHO" OTHUMPE.ALL LOT LINES CTGLWM TO THE PUE JC RCHTS-01` MW.Y CDNTAN A 10.00 Ffff off
E2oiNEW FUT PuBAC LRILTTES, CITY OF WEIbDLUL STREET LIGxTS, P"ATI NhE ATmpN ANp PPi4PEI r DRA WA. SHD
"Oft m IRRIGATIOK MD PIMT)Om DIIAINWE EAEEMEIIIS ARE RESBNED N FWLR O THE OPEWIR, OR ASSDC�
4. uILESS OTM£NubE pm[m$iW , AIL L9T LINES GULMON T4 THE SUBOMSKN BMhEARY CONTAIN A 4D.D11 FOW MADE
EJSEWENT FOR PL13X UTLITIES.F7aDPfRTY IRRIGATION ANO PROPERTv ORINAGE.Sy0 P4mPERTY IRMAT10k Ax6
PFSPORTY DRmOjX EASELEWTS ARE RISG4G N rAwW gr TWE OP9woR.QR ASWH5
10L LOTS SHAM 410T BE REDUCED W 92E WMCI.IT PAM APPROVAL FFOM THE HF&TH AUTHAITv AND M prf M
w1hom
11. HG AUIDI OVAL Oft&tTIt 71AEV SLPM $.SNKLL K IWALLED BEv9M10 THE WATER SYSTT]! AFRTMW?MED IN SANITARY
F43FMCTKN RELEASE
12. W/IW IENAHrE 9r ANY InrATKM AMMO DRAINAGE F'FES OC DITCHES Qlbm U A tm 15 THE RE-- Y 9BLTIY 9F THE
LCT OYRER UMMS 9ACH RE3FGISELLITV 5 A99UWED BY AN MQATH7MfMAftW Efi4TITv.
U ESfPT AT APPFIVM ACCESS PDl4TLSk 01RECT TAT 09 PARCEL ACCESS TO YL FRAN4LN ROAD IS PROHIBITED.
14, IMF ALL LOTS 9-10*IMT MTHE WASTER M OE C#�F WhUbCAL JH CpiY 11 FIE9TWTIDH5 AW rAEENEHT3 LSE NOTE
AuD 159MSS T4 AM"ON WE PUBLIC RIGHT-Cf-WYS ARO T4 TIE UTILITY E�EHTTE AAIt S pDIELIKATZ OR NO Ei D 4R
THE FLIT.
15, THS VJ30;79ON IS SUE EYr TO A LKENM AUIREIENENT W74 RAWPA R LEAIWH IRRIGATION DISTRICT PER IYSTRALENT
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Page 4
C. Landscape Plan(date: 8/23/2021)
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LANDSCAPF PLAN
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STREET TREE CALCULATIONS(TTREE/35 LF)x m —r
TOTALSTREETTREES
MITIGATION REQU I REMENTS O =
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Page 5
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development(TM Center aka Ten Mile Crossing H-2020-0074,Development Agreement
Inst.#2021-089157).
2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years
of the City Engineer's signature on the previous phase final plat(i.e. TM Crossing No. 5 FP-
2021-0027)in accord with UDC 11-613-7 in order for the preliminary plat to remain valid; or,
a time extension may be requested.
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 shown in Section V.B prepared by KM Engineering, stamped on 8/23/2021 by
Kelly Kehrer, shall be revised as follows:
a. Note#4: Include the recorded Development Agreement number(i.e. #2021-089157).
b. Note#7: Include the recorded instrument number of the CC&R's.
c. Modify Note#13 as follows: "Except at approved access point(s),direct lot or parcel access
to W. Franklin Rd. and S. Benchmark Ave. is prohibited."
d. Note#15: Include the recorded instrument number of the NMID license agreement.
e. Graphically depict a permanent dedicated buffer or common lot for the street buffers along
W. Franklin Rd. & S. New Market Ave./Benchmark(25' and 20' respectively, measured
from back of curb) and include a note that they will be maintained by the property owner
or business owners' association(as applicable).
f. Include the recorded instrument number of the aluminum cap per CP&F graphically
depicted on the face of the plat on Sheet 1.
g. Include the right-of-way for S. Benchmark Ave. in the boundary of this phase.
An electronic copy of the revised plat shall be submitted to the Planning Division prior to
signature on the final plat by the City Engineer.
5. The landscape plan shown in Section V.C,prepared by KM Engineering, dated 8/23/21, shall
be revised as follows:
a. Depict the street buffer along W. Franklin Rd. with landscaping in accord with the
standards listed in UDC 11-313-7C.
b. Include shrubs within the street buffers along S. Benchmark Ave. and W. Franklin Rd.
along with the trees and vegetative groundcover as set forth in UDC 11-3B-7C.3a.
An electronic copy of the revised landscape plan shall be submitted to the Planning
Division prior to signature on the final plat by the City Engineer.
6. 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, Sue Prescott, at 887-1620 for more
information.
Page 6
7. All future development shall comply with the minimum dimensional standards listed in UDC
Table 11-2B-3 for the C-G zoning district and UDC 11-4-3-27B.1.
8. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement does not relieve the Applicant of responsibility for compliance.
B. Public Works
Site Specific Conditions:
1. Sewer main in South Benchmark Ave from Franklin Rd needs to be increased to 12" diameter.
2. All manholes must be accessible
3. Manholes 18 feet or deeper require a 60-inch diameter manhole.
4. Ensure no sewer services pass through future infiltration trench locations.
5. Water main in South Benchmark Ave from Franklin Rd needs to be increased to 12" diameter.
General Conditions:
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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
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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.
13. 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.
14. 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.
15. 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.
16. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
17. Developer shall coordinate mailbox locations with the Meridian Post Office.
18. All grading of the site shall be performed in conformance with MCC 11-1-4B.
19. 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.
20. 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.
21. 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.
22. 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.
23. Street light plan requirements are listed in section 6-7 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.
24. 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 I I" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
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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.
25. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
26. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water Resources.
The Developer's Engineer shall provide a statement addressing whether there are any existing
wells in the development, and if so, how they will continue to be used, or provide record of
their abandonment.
27. 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.
28. 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.
29. 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 addressed 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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