Z - Final Plat Approval CC 5-18 Jump Creek No. 6 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 5/18/2022
Legend ----
DATE:
letPra�ect Luca fon
TO: Mayor&City Council
FROM: Alan Tiefenbach,Associate Planner
208-489-0573
SUBJECT: FP-2022-0004 F
Jump Creek No. 6
LOCATION: The site is located at the northwest corner
of W. McMillian Dr and N. Black Cat
Rd. on Parcel SO428449525 in the SE '/4
of the SE 1/4 of section 28,Township 4N,
Range 1 W.
CITTTTTI
I. PROJECT DESCRIPTION
Final plat consisting of 44 buildable lots, 6 common lots, and 1 unbuildable lot for future platting on
12.31 acres of land in the R-8 and R-15 zoning districts,by Kent Brown.
NOTE: Staff is currently processing a subsequent preliminary plat(Jump Creek South H-2022-0006)
to further subdivide the one non-buildable lot into additional residential lots.
II. APPLICANT INFORMATION
A. Applicant/Representative
Kent Brown—3161 E. Springwood Dr,Meridian,ID 83642
B. Owner:
Corey Barton,Endurance Holdings— 1977 E. Overland Rd.,Meridian, ID 83642
III. STAFF ANALYSIS
The annexation,preliminary plat and development agreement for this development was approved by
City Council in November of 2014(AZ-14-011,PP-14-013,DA instr. 2014-105206). The approved
project allowed 318 single family lots and two multifamily lots on 85.9 acres.Five final plats totaling
264 total lots,including seven(7)multi-family lots have been approved by the Council to date. Phase
6 is platting 44 additional buildable lots.
In May of 2021,the Planning Commission approved a conditional use permit for the first seven
fourplexes(Jump Creek North Fourplex CUP,H-2021-0018). During review of the project,it was
discovered that Jump Creek No 4.,the final plat intended for the fourplexes,was platted as individual
lots for each fourplex,whereas the preliminary plat approved one multi-family lot(see annotated
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Item#6.
preliminary plat below). Further the applicant intends to subdivide the other multi-family lot
approved with the preliminary plat in the same manner,which exceeds the number of lots approved
with the preliminary plat. The additional multi-family lots with be platted with Jump Creek No. 7.
Currently,this depicts Lot 7,Block 20 as an unbuildable lot which will be platted for 20 additional
lots with a new preliminary plat(Jump Creek South-H-2022-0006).
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat and development agreement in accord with the requirements listed in UDC 11-6B-3C.2. Because
the final plat matches what was approved with the preliminary plat and development agreement,there
will be a new preliminary plat to increase the number of residential lots as noted above,the final plat
contains the same number of dwelling units and configuration,and contains the same amount of
qualified open space, Staff finds the proposed final plat is in substantial compliance with the
approved preliminary plat as required.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of
this report.
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Item#6.
V. EXHIBITS
A. Approved Preliminary Plat(date: 5/30/2014)
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i I JUMP CREEK NO 6
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Item#6.
B. Proposed Final Plat and Annotated Final Plat(date: 1/25/2022)
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Item#6.
B. Approved Landscape Plan(date: 11/2/2020)
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C. Open Space Exhibit(date: 3/03/2021)
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Item#6.
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
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. The applicant shall correct the Final Plat and landscape plans to reflect the required street name
changes as indicated on the Ada County Street Name Review document dated November 10,
2020.
3. 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 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. 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. Add date to the Final Plat.
b. Add note that Lot 7,Block 20 is unbuildable and will be platted as a separate plat.
c. Remove"Subdivision"from the name of the plat to read only as Jump Creek No. 6.
d. Add a note that references the recorded development agreement(Instrument#2014-105206).
e. Note#8: Include recorded instrument number.
f. Note#9: Include recorded instrument number.
g. Note#10: Include recorded instrument number
h. Note#11: Include recorded instrument number.
6. The landscape plan prepared by South Beck&Baird, dated 11/02/2020, is approved as submitted.
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 11-3B-I IC.
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. Future homes constructed within the subdivision must comply with the submitted elevations
approved with the recorded development agreement.
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Item#6.
B. PUBLIC WORKS
Site Specific Conditions
1. The blow-off valve shown on sheet C5.20 needs to be constructed per Standard Drawing W 13.
2. Infiltration trenches must be 25 feet from water main lines (including hydrants). This requirement
is not met for the infiltration trenches located along Willowside Ave.
3. The access path providing access to manhole SSMH C3 must meet City standards for width,
turning radius, depth,materials, construction, etc.
General Conditions:
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
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Item#6.
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 11-1-413.
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 6-7 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.
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
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 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 wells that will not continue to be used must be properly abandoned according to Idaho Well
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Item#6.
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.
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 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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