Staff ReportHEARING DATE: October 16, 2012
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
SUBJECT: TEC-12-010 -Jericho Subdivision
I. APPLICATION SUMMARY
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IDAHO
The applicant, Viper Investments, LLC requests approval of a third time extension for the preliminary
plat of Jericho Subdivision in order to obtain the City Engineer's signature on a final plat.
II. STAFF RECOMMENDATION
Staff recommends approval of a two year time extension to obtain the City Engineer's signature on a
final plat for Jericho Subdivision as requested by the applicant, to expire on September 20, 2014.
III. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number TEC-12-
010, as presented in the staff report for the hearing date of October 16, 2012.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number TEC-12-
010, as presented during the hearing on October 16, 2012 for the following reasons: (You must state
specific reasons for denial and what the applicant could to do to obtain your approval in the future.)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number TEC-
12-010 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
Jericho Subdivision is located 6055 & 6185 North Jericho Road (South of Chinden Boulevard
and West of Locust Grove Road) in the NW '/4 of the NE Y4 of Township 4 North, Range 1 East,
Section 30).
B. Owner:
Viper Investments, LLC
PO Box 369
Meridian, ID 83680
C. Applicant:
Same as owner
D. Representative:
Becky McKay, Engineering Solutions (208-938-0980)
1029 N. Rosario Street, Suite #100
Jericho -TEC-12-O10 Page 1
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. UNIFIED DEVELOPMENT CODE
Per UDC 11-6B-7, approval of a preliminary plat shall become null and void if the applicant fails to
obtain the City Engineer's signature on the final plat within two years of the approval of the
preliminary plat. Upon written request and filing by the applicant prior to the termination of the
allowed time period, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed 2 years. Additional time extensions up to 2 years
as determined and approved by City Council may be granted. With all extensions, the Director or City
Council may require the plat to comply with current provisions of the UDC.
VI. PROCESS FACTS
A. The subject application is for a time extension. A public hearing is required before the City
Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: September 24, 2012 and October 8, 2012
C. Radius notices mailed to properties within 300 feet on: September 21, 2012
D. Applicant posted notice on site by: October 6, 2012
VII. HISTORY OF PREVIOUS ACTIONS:
• On March 20, 2007, the subject property was granted Annexation and Zoning (AZ-06-057)
approval by City Council with R-4 and R-15 zoning districts. A Development Agreement (DA)
was not required with the annexation. A preliminary plat (PP-06-056) was approved concurrently
with annexation of the property for 68 residential lots (24 townhouse lots and 44 detached single-
family lots), 10 common lots and 2 private street (alley) lots on 9.52 acres of land.
• The final plat for Jericho Subdivision (FP-07-024) was approved by City Council on August 21,
2008. The final plat consists of 68 residential building lots (24 townhouse lots and 44 detached
single-family lots), 10 common lots and 2 private street (alley) lots on 9.52 acres in an R-4 and R-
15 zoning district.
• On March 20, 2009, an 18 month time extension (TE-09-013) was denied by the Planning
Department. The denial was followed by a City Council Review application (AP-09-001) which
City Council overturned the Director's decision and granted approval of the 18-month time
extension.
• On March 1, 2011, City Council approved a second time extension (TE-10-034) request for the
Jericho Subdivision.
VIII. STAFF ANALYSIS
This is the second time extension requested for approval by City Council. The previous time
extension approved by City Council expired on September 20, 2012. The Applicant met the necessary
deadline by filing a written request for a time extension before the time extension expired.
In 2011, the City adopted new surety requirements to obtain City Engineer's signature on the final
plat. If utilities are not installed, the new ordinance requires a 125% performance surety for all
improvements related to public life, safety and health subject to a 20% warranty surety for all such
improvements for the duration of two (2) years. At this time, City services have not been constructed
on the site. In order to obtain City Engineer's signature on the plat the applicant must 1) install the
Jericho - TEC-12-010 Page 2
infrastructure or 2) post surety for the improvements. Additionally, the City has adopted new street
light standards.
Since new conditions may be required with the subject time extension (UDC-11-6B-7C), staff
recommends the plat comply with the newly adopted surety regulations and the Public Works
Department street light requirements (see the new conditions in Exhibit B). The applicant shall also
comply with all previous conditions of approval for this site.
IV. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved Plat
3. Approved Landscape Plan
4. Approved Building Elevations
Jericho - TEC-12-010 Page 3
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Exhibit A.4 -Approved Elevations
Jericho - TCC-12-010 Page 7
Jericho - TEC-12-O10 Page g
B. Conditions of Approval
The applicant is to meet all terms of the approved annexation (AZ-06-057), preliminary plat (PP-
06-056), final plat (FP-07-024) and Council time extension (TE-10-034) for this development.
2. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development for more information at 887-2211.
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, water and reuse infrastructure for
duration of two (2 years. This surety will be verified by a line item cost estimate 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. Please contact Land Development for more information at 887-2211.
4. The Applicant shall have two (2) years, until September 20, 2014, to obtain the City Engineer's
signature on a final plat for Jericho Subdivision.
100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted to the Public
Works Department for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
Jericho - TEC-12-010 Page 9