Jack's Place FP 13-038BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF THREE (3)
OFFICE LOTS, TWENTY (20)
SINGLE FAMILY RESIDENTIAL
BUILDING LOTS AND THREE (3)
COMMON LOTS ON 4.52ACRES IN
THE L-O AND R-8 ZONING
DISTRICTS
BY: JOHN BARLETT
APPLICANT
HEARING DATE: OCTOBER 1, 2013
CASE NO. FP-13-038
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on October 1, 2013 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 Division and Public Works 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:
The Final Plat of "PLAT SHOWING JACK'S PLACE SUBDIVISION,
LOCATED IN THE SW'/4 of SECTION 19, T.3N., R.lE., MERIDIAN, ADA
COUNTY, IDAHO, 2013, DATED: 09/04/2013, CARL PORTER, PLS, SHEET
1 OF 3," is conditionally approved subject to those conditions of approval as set
forth in the staff report to the Mayor and City Council from the Planning Division
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR JACK'S PLACE SUBDIVISION (FP-13-038)
Page 1 of 3
and the Development Services Division, dated October 1, 2013, a true and correct
copy of which is attached hereto marked "Exhibit A" and by this reference
incorporated herein, and the response letter from Dave Yorgason, Tall Timber
Consulting LLC, 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 TAHINGS 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.
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR JACK'S PLACE SUBDIVISION (FP-13-038)
Page 2 of 3
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 (S ~~ day of
~'C~tJh~/ , 2013.
`/.~
Tammy d~' eerd
Mayor, Ci of Meridian
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
G - ~= ~--- Dated: (L - i to - ~c7L3
`~
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR JACK'S PLACE SUBDIVISION (FP-13-038)
Page 3 of 3
EXHIBIT A
STAFF REPORT ~ p ,~
MEETING DATE: October 1, 2013 ~~'Y~ E IDIAN~--
TO: Mayor and City Council i D ~ H 0
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-038 -Jack's Place Subdivision
I. APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval of three (3) office lots, twenty (20) single-
family residential building lots and three (3) common lots on approximately 4.52 acres of land in the
L-O and R-8 zoning districts.
IL STAFF RECOMMENDATION
Staff recommends approval of the Jack's Place Subdivision final plat subject to the conditions noted
in Sections VI and VII below. These conditions shall be considered in full, unless expressly modified
or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-13-038 as presented in the staff report for the hearing date of
October 1, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-038, as presented during the hearing on October 1, 2013, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-038 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
T`V. APPLICATION AND PROPERTY FACTS
A. Site Address/Location: (Parcel #82114050305)
The site is located on the east side of S. Meridian Road; north of E. Victory Road in the
southwest''/a of Section 19, Township 3 North, Range 1 East.
B. Applicant/Owner:
John Bartlett
105 E. Edmonds Court
Meridian, ID 83642
C. Representative:
Dave Yorgason, Tall Timber Consulting, LLC
Jack's Place Subdivision FP-13-038
EXHIBIT A
14254 W. Battenberg Drive
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat consists of three (3) office lots, twenty (20) residential lots and three (3)
common lots on approximately 4.52 acres of land in the L-O and R-8 zoning districts. The proposed
gross density for the residential portion of the subdivision is 4.44 dwelling units per acre with an
average lot size of 5,110 square feet. All of the lots proposed in the development are for single-
family detached homes and comply with the dimensional standards of the R-8 zone.
The open space proposed with the plat includes three passive open space lots, entryway and local
street buffers. The proposed open space totals 16,433 square feet which is approximately 10.4% open
space consistent with the overall project open space requirements approved with the preliminary plat
and the recorded development agreement.
Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary
plat (PP-13-010). Because the number of buildable lots and common open space is the same, staff
finds the final plat to be in substantial compliance with the preliminary plat as required by UDCl 1-
6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-] 3-006), preliminary plat (PP-13-
O10) and development agreement (instrument #113103819) approved for this site.
2. The applicant shall obtain the City Engineer's signahu~e on the final plat within two years of City
Council approval of the preliminary plat, in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized, as well as the endorsement of the Ada
County Highway District.
4. The final plat prepared by Sawtooth Land Surveying, LLC, dated September 4, 2013 by Carl
Porter, shall be revised as follows:
a. Add a note that states Lots 3 and 7, Block 1 and Lot 2, Block 2 shall be owned and
maintained by the Jack's Place Homeowner's Association.
b. Note #11: Include the recorded instrument number of the CC&R's.
c. Add a note that states this subdivision is subject to a development agreement recorded as
Tnstrument No. 113103 819.
d. Revise note #3 to include:... all interior residential building side lot lines...
e. The Professional Land Surveyor's stamp shall be signed and dated.
5. The landscape plan prepv~ed by South landscape Architecture, dated September 12, 2013, shall be
revised as follows:
a. Construct a 10-foot wide landscape buffer adjacent to E. Edmonds Drive and the west side of
S. Barlett Avenue in accord with UDC 11-3B-7C. This buffer may be constructed at the time
of lot development in accord with UDC 11-6C-3H.
b. Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
on site.
Jack's Place Subdivision FP-13-038
EXHIBIT A
c. The 10-foot multi-use pathway adjacent to N. Meridian Road and the micropath proposed for
Lot 3, Block 1 shall be constructed in accord with UDC 11-3A-8.
d. Common Lots 3 and 7, Block 1 and Lot 2, Block 2 must be landscaped as proposed. All
landscape improvements proposed for said lots must be installed prior to releasing occupancy
for any homes constructed within the subdivision.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the ftnal plat.
6. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed prior to release of building permits for this subdivision.
7. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. Prior to signature on the final plat, a public pedestrian easement for the multi-use pathway along
Meridian Road shall be submitted to the Planning Division of the Community Development
Department and approved by the City Council and recorded.
10. Prior to developing any of the office lots, a certificate of zoning compliance and design review
application shall be submitted to the Planning Division for review and approval prior to issuance
of building permits.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension from the existing mains in
E. Edmonds Court. 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 from the existing main in E. Edmonds Court,
and in E. Whitehall Street. The applicant shall be responsible to install water mains to and
through this development, coordinate main size and routing with Public Works.
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
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,
Jack's Place Subdivision FP-13-038
EXHIBIT A
cash deposit or bond. 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. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-1.
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 Arny 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 11-12-3H.
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. Prior to the approval of the development plans, the design 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 dish'ict
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. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian hnprovement Standards for Street Lighting. 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.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
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
Jack's Place Subdivision FP-13-038
EXHIBIT A
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, which must include the
area of the easement (marked EXIIIBIT A) and an 81/2" x 11"map with bearings and distances
(marked EXHIBTf 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.
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 Engineering Department at
(208)898-5500 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
Contact Robert B. Whitney at (208)334-2190.
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 Central District Health for abandonment procedures and
inspections (208)375-5211.
23. The CiTy of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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, asingle-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 by the CommuniTy Development Department.
VIII. EXIIIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat (dated: 9/04/13)
D. Proposed Landscape Plan (dated:9/12/13)
Jack's Place Subdivision FP-13-038
EXHIBIT A
Jack's Place Subdivision FP-13-038
Exhibit A -Vicinity Map
EXHIBIT A
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Jack's Place Subdivision FP-13-038 7
EXHIBIT A
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Jack's Place Subdivision FP-13-038 8
EXHIBIT A
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Jack's Place Subdivision FP-13-038 9
Bill Parsons
From: Dave Yorgason <dyorgason6@gmail.com>
Sent: Tuesday, October 01, 2013 12:36 PM
70: Bill Parsons
Cc: 'Dave Yorgason'; 'Dave Turner'; 'lessee Rosin'; O'Kelley, Zac
Subject: Jack's Place Final Plat
Bill,
As we discussed, we are fine with the conditions of approval for Jack's Place Subdivision. We appreciate your
assistance.
Sincerely,
Dave Yorgason
Applicants representative