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Staff Report PZChanges to Agenda: Items #4 A, B & C: Earl Glen (AZ -14-012; PP -14-014) — Request to withdrawal application. Item #4 D & E: Jump Creek (AZ -14-011 and 1313-14-013) Application(s): ➢ Annexation and Preliminary Plat Size of property, existing zoning, and location: This site consists of 86.06 acres of land, currently zoned RUT in Ada County and is located on the northwest corner of Black Cat and McMillan Roads. Adjacent Land Use & Zoning: North: Oaks North Subdivision, zoned R-15 East: Volterra North and Bainbridge Subdivisions and county residences, zoned R-4, R-8 and RUT South: County residence and Oakcreek Subdivision, zoned RUT and R-8 West: Oaks North Subdivision, zoned R-4 and R-8 Comprehensive Plan FLUM Designation: MDR Summary of Request: The applicant has applied for annexation of 86.06 acres with the R-8 and R-15 zoning districts. A preliminary plat was also submitted consisting of 318 building lots, 2 multi -family lots and 42 common lots on approximately 85.9 acres of land. The minimum lot size proposed with the single family portion of the plat is 3,600 square feet adjacent to the mew lots and the average lot size is approximately 6,500 square feet for all of the other single family lots. The two (2) multi -family lots consist of 1.92 acres and 2.97 acres respectively. The single family portion of the proposed development has a gross density of 3.92 dwelling units to the acre. The applicant has provided a conceptual layout for the multi -family portion of the development that depicts a total of 76 multi -family units at a gross density of 15.5 dwelling units to the acre. The overall gross density for the project is 4.59 dwelling units to the acre. It is important to note that the gross density of the multi -family lots will be determined with the submittal of a conditional use permit application. Since development is not proposed for the multi -family lots, staff recommends a DA provision requiring the lots to development at a density range between 8 and15 dwelling units to the acre. The applicant is proposing to develop Jump Creek in six (6) development phases. Dimensional Standards: All lots comply with the R-8 and R-15 dimensional standards. Block Lengths: N Oakstone Ave needs to shift to the west side of the common lot 11, block 13 to comply with the block length requirements. Street Connectivity: With the development of Jump Creek, the applicant is proposing extend (3) stub streets from the west and one (1) stub street from the north approved with the Oaks North development. Per ACHD's Master Street Map (MSM) a collector street is required at the mid -mile of N. Black Cat Road to align with the collector street approved with the Volterra North Subdivision. The submitted plat depicts a collector street system (W. Malta Drive) in accord with the MSM. The applicant is also requesting three (3) access points to N. Black Cat Road. In discussions with ACHD staff, the central access will be temporary (designed as a 25 -foot wide driveway) until such time as the collector street is constructed. Both ACHD and Staff are recommending that the collector road be constructed with the approval of the 123rd residential lot. It is the applicant's desire to construct the roadway with the 222nd residential lot but dedicate the necessary ROW and easements with the first phase. Open Space: 13.54 acres of open space; (4) amenities — (3) tot lots, 5% additional open space, public pathway, tot lot, and integrated pathways. The applicant has multiple drainage facilities within the development which are allowed to count towards open space per the UDC. However, if these drainage lots contain sand in the bottom and are not designed in accord with UDC 11-3B-11, the sandy areas must be removed from the open space calculations and will not count towards the required open space for the proposed development. Since the applicant is counting the additional 5 percent open space as an amenity, staff encourages the applicant coordinate closely with ACHD and Staff to ensure the drainage facilities are developed in an attractive manner to enhance the appearance of the development and not reduce the open space below 15%. Fencing: The applicant has submitted a detail fence plan for the proposed subdivision. The proposed fence materials consist of 4 -foot and 6 -foot tall vinyl fencing. In reviewing the fencing plan it appears a portion of the fencing (segments oriented north and south) proposed for common lot 5, block 5 and common lot 29, block 18 have 6 -foot tall solid fencing. These segments of fencing do not comply with the fencing regulations of the UDC and must be replaced with a 4 -foot tall vinyl fence. All perimeter and common open space fencing must be designed as set forth in UDC 11-3A-7. Home Elevations: The applicant has submitted photos and conceptual building elevations for the future homes in this development. These elevations depict a variety of styles and building materials and are consistent with existing homes constructed in the surrounding area. Future homes adjacent to McMillan Road, Black Cat Road and W. Malta Drive are conditioned to incorporate a mix of materials, windows and decorative trim, pop -outs, covered porches and two variations in the roof lines to provide articulation and modulation to the side and rear facades. Elevations have not been submitted for the multi -family areas. These elevations will be reviewed with a future conditional use permit application and will require compliance with the City's design review standards and the design guidelines contained in the Meridian Design Manual. Written Testimony: Scott Noriyuki has submitted written testimony and has requested that the Commission modify conditions: 1) to allow the collector road to be constructed with the 222nd residential lot and allow the sidewalk on the west side of McMillan between w Malta Drive and W. Daphne to be constructed with the first and second phase. Becky McKay submitted testimony on the subject application. Staff Recommendation: Approval w/conditions Notes: STAFF REPORT Hearing Date: September 18, 2014 E IDIAN--_--- IDAHO TO: Planning and Zoning Commission FROM: Bill Parsons, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Jump Creek Subdivision — AZ- 14-011and PP -14-013 I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Northside Management, has requested approval of the following applications: ➢ Annexation of approximately 86.06 acres from the RUT zoning district in Ada County to the R-8 (Medium Density Residential) (64.63 acres) and R-15 (Medium-high Density Residential) (21.43 acres) zoning districts and; ➢ Preliminary plat (PP) approval consisting of 318 single family lots, 2 multi -family lots, and 42 common lots on approximately 85.9 acres in the proposed R-8 and R-15 zoning districts. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers AZ -14-011 and PP -14-013 as presented in the staff report for the hearing date of September 18, 2014, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ -14-011 and PP -14-013, as presented during the hearing on September 18, 2014, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers AZ -14-011 and PP -14-013 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: The site is generally located on the northwest corner of W. McMillan Road and N. Black Cat Road in the SE t/4 of Section 28, Township 4N, Range 1W. (Parcel #'s: SO428143000; S0428410000; S0428449010 and SO428449800) Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 1 B. Owner(s): JRL Properties 2358 S. Titanium Place Meridian, Idaho 83642 C. Representative: Scott Noriyuki, Northside Management 6810 Fairhill Place Boise, ID 83714 D. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for an annexation and preliminary plat. A public hearing is required before the Planning and Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 1, and 15, 2014(Commission); C. Radius notices mailed to properties within 300 feet on: August 28, 2014 (Commission); D. Applicant posted notice on site(s) on: September 8, 2014 (Commission); VL LAND USE A. Existing Land Use(s) and Zoning: The properties are currently being farmed and consist of a single family residence and several outbuildings, zoned RUT. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Oaks North Subdivision, zoned R-15 2. East: Volterra North and Bainbridge Subdivisions and county residences, zoned R-4, R-8 and RUT 3. South: County residence and Oakcreek Subdivision, zoned RUT and R-8 4. West: Oaks North Subdivision, zoned R-4 and R-8 C. History of Previous Actions: NA D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service to this development is master planned to flow to the existing Black Cat Trunk. b. Location of water: Water service to this development is master planned to come from mains that would need to be constructed from existing mains in Black Cat Road as well as McMillan Road. Due to fire flow requirements the applicant will need to construct a 12 -inch diameter main from the intersection of N Black Cat Road and McMillan Road heading east to the existing 12 -inch diameter main near the Ten Mile & McMillan intersection. A Pressure Reducing Station vault and conduits for power and telemetry cabling will need to be installed between Pressure Zone 1 and 2, in the McMillan Road mainline, before required fire flow will be available. The installation of the pressure reducing appurtenances shall be the responsibility of the Meridian Public Works Department. Applicant shall coordinate the vault and conduit design criteria with the Jump Creek Subdivision— AZ-14-01Iand PP -14-013 PAGE 2 Meridian Public Works Department as part of the development plan review process. This connection will need to be installed with phase one of the applicant's plan, and may be eligible for partial reimbursement. If the 12 -inch water main and PRV are installed by another developer prior to phase one construction, the applicant will not be responsible to participate in construction of the required main extension, however may be responsible for the payment of a proportional reimbursement if such an agreement exists. c. Issues or concerns: The timing of the construction of a new municipal well in the Oaks development can take as much as three -years. Because of the complex nature of water delivery in this area, each phase of the development will require modeling analysis. Results of this modeling may necessitate additional water main connections to ensure fire flow needs are met. A Pressure Reducing Valve will need to be installed between Pressure Zone 1 and 2, in the mainline yet to be installed in McMillan Road, before required fire flow will be available. E. Physical Features: 1. Canals/Ditches Irrigation: The Creason Lateral, the East Tap Sublateral and various other waterways transverse the subject property. 2. Hazards: Staff is not aware of any hazards that exist on these properties. 3. Flood Plain: None of the subject properties are located within the flood plain. F. Summary of Proposed Streets and/or Access: The applicant is proposing to construct numerous public streets and extend several stub streets as part of this project (see section 9 for analysis). VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Jump Creek property is designated "Medium Density Residential" (MDR) on the future land use map. The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units per acre. The plat consists of 318 single-family residential building lots at a gross density of 3.92 dwelling units per acre which is at the low end of the desired density in the MDR designated area. The applicant is also proposing to plat two (2) multi -family lots which conceptually depict nineteen (19) four-plex structures on approximately 4.89 acres. Gross density for this portion of the development is anticipated at 15.5 dwelling units to the acre which is slightly higher than the gross density of the requested R-15 zone. When combined, the overall gross density is approximately 4.59 dwelling units to the acre which is consistent with the MDR land use designation. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed development of these properties (staff analysis in italics; comp. plan reference in parenthesis): • "Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities." (3.07.01 E) The applicant is proposing to develop a mixed use residential development consisting of primarily medium density single-family and multi family units consistent with this goal. The multi family developments will be evaluated with future conditional use permit applications. • "Provide housing options close to employment and shopping centers." (3.07.02D) The proposed development will provide housing opportunities in close proximity to a proposed Walmart and an existing shopping center at the northeast corner of Chinden Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 3 Boulevard and Linder Road. Future employment uses are planned a mile east of the proposed subdivision along the west side off. Ten Mile Road. • "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.02C) Street buffer landscaping is required adjacent to N. Black Cat Road, W. McMillan Road and W. Malta Drive in accord with the standards listed in UDC 11 -3B -7C. Separate permits shall be obtained for signage and fencing in compliance with the standards listed in UDC 11-3D-5 and 11-3A-7 respectively. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.0117) The only developed property in the area is the Bainbridge and Oakcreek Subdivisions located on the east side of Black Cat Road and the south side of McMillan Road. The remainder of the area is primarily being farmed and includes rural residential land uses. The proposed project will certainly change the dynamic on the fringe, from rural to urban, however much of the area is designated medium density on the FL UM and staff anticipates similar densities developing on the adjacent properties in the future. Additionally, the proposed subdivision is developing at the lower end of the density spectrum for medium density developments and should be compatible with the existing rural residences in this area. "Require common area in all subdivisions." (3.07.02F) The applicant is required to provide a minimum of 10% qualified open space as set forth in UDC 11-3G-3. The Jump Creek plat depicts plats 15.73% (or 13.54 acres) of common open space. The proposed subdivision appears to be in compliance with the open space standards set forth in UDC 11-3G. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.0 IF) City services are required to be extended to the properties upon development in accord with UDC 11-3A-21. • "Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow." (3.03.03C) With this subdivision, the applicant is proposing multiple street and pedestrian connections. ACHD is currently analyzing the traffic study for this development to determine the impacts to the existing roadways and what improvements will be required with the development of the subdivision. Per the Master Street Map (MSM), the applicant is providing the required collector street however; it is proposed to be constructed with a later development phase. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) The applicant is proposing an internal pathway system for the proposed development. With the approval of the Oaks North development (west boundary), two (2) pathways were approved to stub to this property. The first pathway is approved on the southern boundary of the proposed collector street and the second stubs to the west boundary of Lot 8, Block 13. The plan as submitted does not show the extension of the two (2) pathways. These pathways must be extended into the site to further enhance connectivity between both developments. • "Reduce the number of existing access points onto arterial streets by using methods such as cross access agreements, access management and frontage/backage roads." (3.03.02N) Jump Creek Subdivision—AZ-14-01 land PP -14-013 PAGE 4 The submitted plat depicts three access points to N. Black Cat Road and no access is proposed to W. McMillan Road. In the interim ACHD is approving the central access point as a temporary access until the collector road is constructed. The Planning Division is not supportive of the proposed access point however; staff believes the access could serve the development as either an emergency access or a pedestrian access to Black Cat Road. If the applicant constructs the collector roadway with the third phase or with the approval of the 123rd residential lot, staff is supportive of the central access if it is converted to an emergency access/micropath connection to Black Cat. "Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares." (3.07.02) The future multi family is proposed for the northeast and southeast corners of the development adjacent to N. Black Cat Road and W. McMillan Road; both will become major thoroughfares in the City. • "Evaluate the comprehensive impact of growth in all land use decisions (e.g., traffic impacts, school enrollment and parks etc.)." (3.01.0113) Staff has received a letter from COMPASS detailing how the proposed project meets or does not meet the goals of Communities in Motion, the regions long range transportation plan. The letter highlights that the current assumptions in the long range transportation plan did not anticipate very much growth in this area by 2040. If this area continues to grow at the current rate, the City should work with COMPASS to track this growth and make sure that it is reflected in the next update to the long range transportation plan. Staff believes the proposed development is located within close proximity to future schools, existing and proposed parks and employment areas to serve the proposed development. For the above stated reasons, staff finds the proposed project is consistent with the goals and objectives in the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of the Zone(s): RESIDENTIAL DISTRICTS (R-8 and R-15): The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use: Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 and R-15 zoning districts. Any use not explicitly listed, or listed as a prohibited use is prohibited. C. Dimensional Standards: The lots in the proposed preliminary plat appear to conform to the dimensional standards of the applicable districts. Development of the site shall comply with the dimensional standards listed in UDC 11-2A-6 and UDC 11-2A-7 for the R-8 and R-15 zoning districts. D. Landscaping: • Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-6, UDC 11-2A-7 and UDC 11-313-7C for the R-8 and R-15 zoning districts. Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 5 • The proposed micropaths and pathways shall comply with the design standards in accord with UDC 11-3A-8 and UDC 11-313-12. • Per UDC 11-3G-3, the plat is required to provide 10 percent open space and one amenity for every 20 acres of development area. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. F. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family and multi -family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Annexation (AZ) The applicant is requesting to annex approximately 86.06 acres from the RUT zoning district in Ada County to the R-8 (Medium Density Residential) and R-15 (Medium-high Density Residential) zoning districts. The annexation legal description and exhibit map submitted by the applicant, included in Exhibit C, shows the boundary of the property proposed to be annexed and zoned contiguous to the existing boundary of the City of Meridian and within the approved Area of City Impact boundary. As stated above, staff believes that the proposed zoning districts are consistent with the Comprehensive Plan. To ensure the site develops as proposed by the applicant, staff is recommending a development agreement as part of the annexation approval (see Exhibit B). Preliminary Plat (PP) The applicant has applied to subdivide 318 single family lots, 2 multi -family lots and 42 common lots on approximately 85.9 acres in the proposed R-8 and R-15 zoning districts. The minimum lot size proposed with the single family portion of the plat is 3,600 square feet adjacent to the mew lots and the average lot size is approximately 6,500 square feet for all of the other single family lots. The two (2) multi -family lots consist of 1.92 acres and 2.97 acres respectively. The single family portion of the proposed development has a gross density of 3.92 dwelling units to the acre. The applicant has provided a conceptual layout for the multi -family portion of the development that depicts a total of 76 multi -family units at a gross density of 15.5 dwelling units to the acre. The overall gross density for the project is 4.59 dwelling units to the acre. It is important to note that the gross density of the multi -family lots will be determined with the submittal of a conditional use permit application. Since development is not proposed for the multi -family lots, staff recommends a DA provision requiring the lots to development at a density range between 8 and 15 dwelling units to the acre. Dimensional Standards: All of the proposed lots must comply with the dimensional standards established in the UDC 11-2A-6 and UDC 11-2A-7. The Jump Creek plat complies with the frontage requirements and minimum lot sizes of the UDC. Phasing Plan: The applicant is proposing to develop the Jump Creek Subdivision in six (6) phases. Phases 1-4 are to commence off the central access from Black Cat Road and generally consume the central portion of the development. The fifth phase is located along the north boundary and the last phase is proposed for the southern portion of the development. In general staff is supportive of the proposed phasing plan however; staff recommends the applicant change the phasing boundaries and construct the entire collector road (W. Malta Drive) with the approval Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 6 of the 123rd residential lot and convert the temporary central Black Cat access to a pedestrian connection. Subdivision Standards: UDC 11-6C-3 regulates the subdivision standards for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths measure 750 feet with the allowance of an increase in block length to 1000 feet if a pedestrian connection is provided, dedication of roadways, creation of easements and dictates the construction standards for common driveways and alleys. In reviewing the submitted plat for conformance with these standards, staff is recommending several modifications to ensure the plat conforms to the requirements of the UDC as follows: 1) The subject property abuts property (north and west) that has an approved road layout that stubs to the proposed development. In reviewing the road alignment all three (3) of the streets along the west boundary (W. Daphne Street, W, Philomena Street and W. Malta Drive) and one (1) street along the north boundary of the development (N. Oakstone Avenue) do not align with the streets approved with the Oaks North Subdivision. The applicant must align these streets with the stub streets approved with the Oaks North development. Further, the portion of lots along the northern boundary (Lots 7-9 and 11-14, Block 1 and Lots land 2, Block 2) abut a future street approved with the Oaks North development. The UDC does not allow double frontage lots for single family developments. The applicant must create a common lot along the rear of the aforementioned lots or re -design this area of the plat to eliminate the aforementioned lots from fronting on two (2) public streets. 2) As mentioned above the UDC requires block lengths to measure 750 feet or allows extended block lengths if pedestrian connections are provided. To ensure that block lengths do not exceed this requirement, staff has analyzed the block lengths of this development in conjunction with the Oaks North development. • With the extension of W. Philomena Street, the block length between both developments would be in excess of 1,180 feet without an intersecting street. To mitigate for this block length, staff is recommending the applicant shift N. Oakstone Avenue to the west side of common lot 18, block 13 and provide a north/south 20 -foot wide micropath common lot that connects N. Willowside Avenue with W. Philomena Street to comply with block length requirements of the UDC. • An extended block length (approximately 1,150 feet) exists along the northern boundary of the proposed development. To break up- the block length in this area of the plat, staff is recommending the applicant install a 5 -foot wide micropath within common lot 10, block 1. With the inclusion of the changes recommended by staff, the proposed plat would comply with the subdivision design standards set forth in UDC 11-6C-3. Prior to the Commission hearing, the applicant should revise the plat with the aforementioned changes. Street Network: With the development of Jump Creek, the applicant is proposing extend (3) stub streets from the west and one (1) stub street from the north approved with the Oaks North development. As submitted these streets do not align with the adjacent stub streets. As noted above, the applicant is conditioned to submit a revised plat that addresses the alignment of the roadways on the west and north boundaries, the shifting of a roadway to mitigate a block length and redesigning the northwest corner of the plat to avoid having single family fronting on two (2) public streets. Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 7 Per ACHD's Master Street Map (MSM) a collector street is required at the mid -mile of N. Black Cat Road to align with the collector street approved with the Volterra North Subdivision. The submitted plat depicts a collector street system (W. Malta Drive) however as stated above, this roadway does not align with the collector street location approved with the Oaks North project. The applicant is also requesting three (3) access points to N. Black Cat Road. In discussions with ACHD staff, the central access will be temporary (designed as a 25 -foot wide driveway) until such time as the collector street is constructed. Both ACHD and Staff are recommending that the collector road be constructed with the approval of the 123rd residential lot for the following reasons: 1) Facilitates the closure of the central access with an earlier phase of development; 2) Aligns closer with the construction timeframe of the collector road approved with the Volterra North Subdivision and; 3) Increases mobility within the development to access N. Black Cat Road. To remediate the access point staff is recommending that the applicant convert this access point into a pedestrian connection and submit the necessary plans with the final plat. In general, City Staff is supportive of the street network with the aforementioned modifications, but final review and approval comments are still needed from ACHD. Future Park Site: The Comprehensive Plans designates a park site in this area of Meridian. Currently, the Bainbridge development, located on the east side of Black Cat, dedicated acreage for the construction of a City Neighborhood Park as part of the plat approval and Heroes Park is located approximately a mile away on the east side of Ten Mile Road. For these reasons, the Parks Department is not requesting the applicant to contribute any land towards a City park. Multi -use Pathway: Per the Master Pathways Plan, the applicant is responsible to extend and construct a 10 -foot wide multi -use pathway on the south side of W. Malta Drive. The submitted plat depicts a 7 -foot wide attached sidewalk. With the submittal of the final plat, the applicant should provide a detached 10 -foot wide multi -use pathway on the south side of the aforementioned roadway in accord with the Master Pathways Plan. The pathway must be constructed in accord with UDC 11-3A-8 and UDC -11 -3B -12C. Micropaths: The applicant is proposing multiple pedestrian connections throughout the development. All of the micropath lots and pedestrian connections must comply with the standards set forth in UDC 11-3A-8 and UDC I1-313-12. However, Staff is recommending modifications to the proposed pathway network to enhance the connectivity and/or extend additional walkways from the adjacent development as follows: 1) The submitted plat depicts numerous common lots (Lot 1, Block 7 and Lot 18, Block 13), with paralleling walkways adjacent to the street. Because the applicant is providing the required sidewalks per ACHD's and the City's standards, staff believes the double walkways are not necessary to facilitate pedestrian movement and therefore request the applicant to remove the detached walkways from the submitted plans. 2) The applicant has done a nice job providing internal pedestrian connectivity within the proposed development. However, the submitted plat is lacking a key connection with the Oaks North development to the west. Specifically, the Oaks North project has an approved pathway that will stub to the west boundary of Lot 8, Block 13. This walkway must extend through the site and provide a connection to W. Avilla Drive. 3) Currently, the plan lacks pedestrian connectivity to W. McMillan Road. Staff recommends that the applicant provide two (2) pedestrian connections to the 5 -foot wide detached Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 8 sidewalk adjacent to this roadway through common lots 24 and 29, block 18. Landscaping Requirements: Open Space/Amenities: UDC 11-3G-3 requires a minimum of ten percent open space for all residential developments exceeding five acres. The UDC also requires one additional site amenity for the first 20 acres and one additional amenity for each additional 20 acres of development area. Using this standard, the applicant is required to provide a total of four (4) amenities for a development of this size (85.9 acres). The applicant is proposing 13.54 acres of common open space with this development which equals approximately 15.73% of the total development area. Qualifying open space includes numerous drainage lots, 50% of the arterial street buffers, collector street buffers, micropath lots, and passive open space in various sizes. The proposed amenities include the following: 1) three (3) tot lots; 2) integrated pathway system; 3) extension of the Meridian Pathway system and 4) 5% additional open space. As noted above, the applicant has multiple drainage facilities within the development which are allowed to count towards open space per the UDC. However, if these drainage lots contain sand in the bottom and are not designed in accord with UDC 11-3B-11, the sandy areas must be removed from the open space calculations and will not count towards the required open space for the proposed development. Since the applicant is counting the additional 5 percent open space as an amenity, staff encourages the applicant coordinate closely with ACHD and Staff to ensure the drainage facilities are developed in an attractive manner to enhance the appearance of the development and not reduce the open space below 15%. Given the size of the proposed development, staff believes the applicant should provide the amenities as proposed with the submitted plat. Staff recommends the amenities be constructed and ready for use as follows: 1) Lot 4, Block 10, including the amenities (tot lot), should be installed with second phase of development; 2) Lot 17, Block 15 and Lot 17, Block 18, including the amenities (tot lot), should be installed with the fourth phase of development. If the amenities are installed per the staff's recommendation, staff is supportive of the amenity package for the subdivision. Arterials: UDC 11-2A-6 and UDC 11-2A-7 require a 25 -foot wide street buffer along McMillan Road and Black Cat Road. The portion of the landscape buffer proposed for Lot 6, Block 2 must be 35 -feet in width because it is designated as an entryway corridor per the Comprehensive Plan. The landscape buffers shall be constructed in accord with the standards outlined in UDC11-3A- 7C. Collector Streets: UDC 11-2A-6 and UDC 11-2A-7 require a 20 -foot wide street buffer along N. W. Malta Drive. On the submitted landscape plan, the applicant is proposing buffers that exceed the required 20 -foot width. These buffers shall be constructed as proposed and in accord with the standards set forth in UDC 11 -3A -7C. Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 9 The unimproved street right-of-way along McMillan and Black Cat is 10 feet or greater from the edge of pavement to edge of sidewalk or property line, and the street widening project is not in the transportation authority's five year funded plan. The developer is required to maintain a 10 - foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover in accord with UDC 11 -3B -7C.5. With the submittal of the final plat, the landscape buffers must comply with these standards. The UDC requires all residential street buffers to be in common lots maintained by the homeowners association. The submitted plat depicts the buffers as common lots as required. Fencing: The applicant has submitted a detail fence plan for the proposed subdivision. The proposed fence materials consist of 4 -foot and 6 -foot tall vinyl fencing. In reviewing the fencing plan it appears a portion of the fencing (segments oriented north and south) proposed for common lot 5, block 5 and common lot 29, block 18 have 6 -foot tall solid fencing. These segments of fencing do not comply with the fencing regulations of the UDC and must be replaced with a 4 - foot tall vinyl fence. All perimeter and common open space fencing must be designed as set forth in UDC 11-3A-7. Existing Trees: There are existing trees on the property that may need to be removed with the development of the property. The applicant should protect all existing trees on the site that are greater than four -inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-313- 10, mitigation is required for all existing healthy trees 4 -inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. With the submittal of the final plat the applicant should submit a revised landscape plan that details the mitigation plan outlined by the developer and the City Arborist. Sidewalks: The submitted plans do not depict the required 5 -foot wide detached sidewalks along Black Cat or McMillan Road. Further the applicant is proposing to construct 7 -foot wide attached sidewalks along W. Malta Drive, designated a collector street. Currently, this area of Meridian is lacking pedestrian facilities because of its rural character. However, this area is rapidly developing with urban development and a future elementary school is planned for the Volterra Development located to the east. In conjunction with the sidewalks improvements required with Phase 1, the applicant should extend the sidewalk from the north side of central access to the south side of W. Malta Drive. With the submittal of a final plat, the applicant shall construct the required sidewalks as follows: 1) Construct a 5 -foot wide detached sidewalk on the north boundary of W. Malta Drive and a 10 -foot wide detached multi -use pathway on the south side; 2) Construct a 5 -foot wide detached sidewalk adjacent to N. Black Cat Road and W. McMillan Road in accord with UDC 11-3A-17. With the first phase of development, the applicant should extend a 5 -foot wide detached sidewalk from the north boundary of W. Daphne Street to south boundary of W. Malta Drive. Ditches, Laterals, and Canals: The Creason Lateral, East Tap Sublateral and numerous small drains transverse this property. Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area being subdivided should be covered. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single - Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 10 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. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Existing Structures: The subject property is currently being farmed and a home and several outbuildings exist on the property. Staff is amenable to the existing structures remaining as long as the property is being farmed. Once the applicant submits a final plat that contains the boundary of any of the existing structures, the applicant must remove the structures prior to City Engineer's signature on a final plat. Building Elevations: The applicant has submitted photos and conceptual building elevations for the future homes in this development, included in Exhibit A.4. These elevations depict a variety of styles and building materials and are consistent with existing homes constructed in the surrounding area. Future homes adjacent to McMillan Road, Black Cat Road and W. Malta Drive (Lots 2-6 and 8-18, Block 3, Lots 1-4 and 6-10, Block 5, Lots 2-8 and 10-15, Block 8, Lots 2-4 and Lots 20-28, Block 14, Lots 14-28, Block 18 and all lots that front on W. Leighton Street ) should incorporate a mix of materials, windows and decorative trim, pop -outs, covered porches and two variations in the roof lines to provide articulation and modulation to the side and rear facades. The applicant has not provided any elevations for the proposed alley loaded homes. Prior to the Commission hearing, staff is recommending the applicant submit home elevations for the alley -loaded product to ensure a cohesive design theme within the development. Elevations have not been submitted for the multi -family areas. These elevations will be reviewed with a future conditional use permit application and will require compliance with the City's design review standards and the design guidelines contained in the Meridian Design Manual. A recommended provision of the DA requires compliance with the submitted elevations. In summary, Staff recommends approval of the proposed application request with the recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit D. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 06/06/14) 3. Proposed Landscape Plan (dated: 06/17/14) 4. Proposed Building Elevations B. Conditions of Approval C. Legal Descriptions and Exhibit Map for Annexation D. Required Findings from Unified Development Code Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 11 A. Drawings 1. Vicinity Map Vicinity Map legend Area of Impact Parcels - Meridian i _. _— W McMillan Rd $, o' of z 3 tW Astonte Z W Torana st:.t 0 0.175 0.35 NH9s r :9 f T1w ntpmaaar shun Mn Nmap compi" from. wrrotrc sources xM b vubji a ca,O-f revb . T- U,M Mer mu k artarW 9r anise t" t -nem Y.eJ so Caw D f -J arid n �pmn tin awxd m, erns mou. C/Vt E ID Print Cate982014 IDANO Vicinity Map 0.175 0.3FA1es 0 Print Dace: 91 �E IDR I IDAD NO O Jump Creek Subdivision —AZ -14-01 I and PP -14-013 PAGE 18 2. Proposed Preliminary Plat (dated: 06/06/14) Jump Creek Subdivision- AZ -14-011 and PP -14-013 PAGE 19 PRLdY[KARY PLAT FOR F — •: �� � ,mom I �71� I_ aD 0 itiR ®N 0 ,¢ = e m 000s;eig jl�®g�44ffi$ mar'.— .. :_.� .. • �.._- • m .. f�tiF1... �. !s- m o ¢ �mlz�m t � � � � 0�-_-1-_. �.- rr. •wr,: ec• ,•u wx aw YiJ6a 9221 assill 0 _ X a "�'riw/Lr y�yy gxi6a.gial.u.YSIC100 a 1 — -- wr•w K _ RILOGY p vELOPM Nv'sING. Jump Creek Subdivision- AZ -14-011 and PP -14-013 PAGE 19 PRCUMI.NAR1 PUT FOR ;. T 1L11P..CRM SUDDIVI5sON 12 C F. .-Da . .. — — u 10 tie^ —• ,• it ` i ran ' • 3 j�. .TT . S 3. A ID _ 2e t ?St • B f $ } " � H V ..._� ... ,.t. _, i. _.�— _._.-.... _ ___.L_._.__.—.____ _.._. .._..------------........._..... • I i $ s s s 1 S s.�. '� �r PREU915ARY PIAT FOR o r x rtW MU SPBORWON JL '-- two] , ,a g ; _ f a L ggyy $ .. t'$ s « ,21V,242 1!4t14 212 9 _ Jump Creek Subdivision — AZ-14-011and PP -14-013 PAGE 20 3. Proposed Landscape Plan (dated: 06/17/14) I*.FU14IN-U'Y 12LAT FOU t1—A StADIVOM DATA, LANDAC.02 �710N& MM wig, W.JOSEPHDP- f.*N FFIEMAT - OVERALL IM PLAN "A /1800 a" ran OWAMM NAM0A9Als Pima A O I" l VWAMW KW& LAIMM" WOO& AM MAWWY WMAM V.Ng$—,APIE PLAN It 3e 16 --- IL ---------------- =--n "I . - ----- PHMF. M Jump Creek Subdivision — AZ- 14-011 and PP -14-013 PAGE 21 MM W.JOSEPHDP- OWMAL LANDSCM1 A*M :4.0 *SAM law, L"Moca" WOVM AM% PLAIMM MORAM V.Ng$—,APIE PLAN It 3e 16 --- IL ---------------- =--n "I . - ----- PHMF. M Jump Creek Subdivision — AZ- 14-011 and PP -14-013 PAGE 21 PHASE OR _- PHASEN ----'-7---------- •-----------------------------,--- e >✓ ----------1--• 1 1 T ar:n* i 1 110-0 � 1 W. AVILU DR. I W. AVILU DR. 1 - BlIBIAI LAMlGYE MOLE! ALLEY A_ 0!• 00YT LY S QALY, WRa WL U W/� 1®T Lu sK © ,E.E : 10, � �.'° Cf�. �; .q b. AM F YET. NIS IMM LT0IIOTaa LWD nAwTSW NlLBi 07 10 40 LANDSCAPE PLAN MNESf --------—.._— .—__ —.__— • .—..... .._—._.. ___...._ — i ALLFY B TO PHASE N I pap ------ ---- _ -'--- =------=---------- 11 11 Ti IN Ij Jump Creek Subdivision — AZ -14-01 land PP -14-013 PAGE 22 PHASE mr yl t I 1 S •, 1 0WlIAL LANOlCAPE NOTE! I I I t �•i. '�. � 1 1 xQ.'�.e�„ Q. 1 _ It J � W 1 ' 1 "Aw. Oi=[ii.�>fOi -LLAT lam LL1100®AM /10TH j1 � I. I.1 eww 1 /N §CAPE PLAN . _ ..PHILOMENA Si PHASE in 10 ---'�----------1-- --------------------------,-- -`-------- PHASE OR _- PHASEN ----'-7---------- •-----------------------------,--- e >✓ ----------1--• 1 1 T ar:n* i 1 110-0 � 1 W. AVILU DR. I W. AVILU DR. 1 - BlIBIAI LAMlGYE MOLE! ALLEY A_ 0!• 00YT LY S QALY, WRa WL U W/� 1®T Lu sK © ,E.E : 10, � �.'° Cf�. �; .q b. AM F YET. NIS IMM LT0IIOTaa LWD nAwTSW NlLBi 07 10 40 LANDSCAPE PLAN MNESf --------—.._— .—__ —.__— • .—..... .._—._.. ___...._ — i ALLFY B TO PHASE N I pap ------ ---- _ -'--- =------=---------- 11 11 Ti IN Ij Jump Creek Subdivision — AZ -14-01 land PP -14-013 PAGE 22 6 W. AW CREEK DR. W. LVGHTON ST. W. M, ML�WrWf uu FT�l It -is n.n 'Tt W. MALTA DR. Ag W. LOW DR. LZODO G"VL LAPOSCAPS WM sm o LILO 24M 61MMALL .PnF PLARL � � S" VOIS VLAW Sam Lausso"S PHASE Ii AM VAAS/R'ON LANDSCAPE PLAN -lilt i 'i I" Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 23 L -_-- _ -_. _ _ LANDSCAPE PLAN ODOM LANDWAM NOIU SM A" MR ovan"j. oira plan � W� L" Won ,=3106"ps ',Akm M, ML�WrWf uu FT�l It -is n.n 'Tt W. MALTA DR. Ag W. LOW DR. LZODO G"VL LAPOSCAPS WM sm o LILO 24M 61MMALL .PnF PLARL � � S" VOIS VLAW Sam Lausso"S PHASE Ii AM VAAS/R'ON LANDSCAPE PLAN -lilt i 'i I" Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 23 .____.I--------------------------- ---------- F:1 N I I INDARAL LANDOGME "OM 111101 411011tP = FM OVMALL morism VLAA 1111111F A" I" /LAW Mm LbriiAM AM VIAMPOW h0m.".�S -�- 7 ------------ I W. AVILLA M El OWMAL LAWGOW MOM 1111111F us 9,101 OVINNINA W.DAM-STm W. DAPHNE STL 9"" am SAMONOAM A" rgAVIIINNO INNIVAINJO AM KAN LII Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 24 PHASE 9 4 PHASE i . . ... . W. ANNE 5 T. MOT-� i411 I W PWOWWA ST. .____.I--------------------------- ---------- F:1 N I I INDARAL LANDOGME "OM 111101 411011tP = FM OVMALL morism VLAA 1111111F A" I" /LAW Mm LbriiAM AM VIAMPOW h0m.".�S -�- 7 ------------ I W. AVILLA M El OWMAL LAWGOW MOM 1111111F us 9,101 OVINNINA W.DAM-STm W. DAPHNE STL 9"" am SAMONOAM A" rgAVIIINNO INNIVAINJO AM KAN LII Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 24 PKASE I Ma PLAM 0110111 41110111112P Ar wcscAM PLAN W. LEIGHTON ST. jl� ....... ...... STATION 00 'MMUM-4. W.01-ifis- Aw.— ka..' M. W-: 0-r-� iIIIIIIIIIIFF I" Won OVMMA&L 1111211111 "An Am SMICIIIIIIIINI Kt 111111111 "A rM L� LJMM0A7R1 P"M IVWVPWW� ff 'r �- 1, 'MMUM-4. W.01-ifis- Aw.— ka..' M. W-: 0-r-� SIMMUM. -ST&M-Mr- IIIIIIIIIIIAL LANDSCAPE MOM MWA-- Aw.— ka..' iIIIIIIIIIIFF I" Won OVMMA&L 1111211111 "An Am SMICIIIIIIIINI Kt 111111111 "A rM L� LJMM0A7R1 P"M IVWVPWW� 14171111,4101" LAM�CAI41 NOTA IIIIIIIIIIIAL LANDSCAPE MOM iIIIIIIIIIIFF I" Won OVMMA&L 1111211111 "An Am SMICIIIIIIIINI Kt 111111111 "A rM L� LJMM0A7R1 P"M ±L Jump Creek Subdivision– AZ -14-01 land PP -14-013 PAGE 25 5. Proposed Home Elevations Jump Creek Subdivision— AZ-14-01 land PP-14-013 PAGE 26 a Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 27 4 'Jung Rose rue ry,.■ ...r x L. Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 28 i mass ®o®■ mon® NINE P-11 0 ;.� T1 k 4 e 2 3 t77 T, aR.. f » ` � w a n ° Al. Jum . Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 29 Jump Creek Subdivision — AZ -14-01 land PP -14-013 PAGE 30 07 PIN Jump Creek Subdivision — AZ- 14-011 and PP -14-013 PAGE 31 ®own wows Noun moms Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 32 MMS Jump Creek Subdivision — AZ -14-01 land PP -14-013 PAGE 33 ,K -W# Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 34 - EMMIM ES — ----------- - - - Jump Creek Subdivision - AZ -14-01 land PP -14-013 PAGE 35 Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 36 EXHIBIT B — CONDITONS OFAPPROVAL 1. PLANNING DEPARTMENT 1.1 Annexation Comments 1.1.1 A development agreement (DA) is required as a provision of annexation of these properties. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Signature on the DA is required prior to submitting any final plat for review and approval. The applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation approval. The DA shall, at minimum, incorporate the following provisions: A. The applicant shall comply with the submitted home elevations attached in Exhibit A.4. Future homes adjacent to McMillan Road, Black Cat Road and W. Malta Drive (Lots 2-6 and 8-18, Block 3, Lots 1-4 and 6-10, Block 5, Lots 2-8 and 10-15, Block 8, Lots 2-4 and Lots 20-28, Block 14, Lots 14-28, Block 18 and all lots that front on W. Leighton Street) shall incorporate a mix of materials, windows and decorative trim, pop -outs, covered porches and two variations in the roof lines to provide articulation and modulation to the side and rear facades that face the arterial and collector streets. Prior to the Commission hearing, the applicant shall submit elevations for the alley -loaded homes to ensure a cohesive design theme within the development. B.The site shall develop with a minimum of 15 percent open space (12.89 acres) to include the following amenities: three (3) tot lots, internal walking paths, a 10 -foot wide multi -use pathway on the south side of W, Malta Drive and 5% additional open space. Timing for the construction of the tot lots shall be as follows: 1) Lot 4, Block 10, including the amenities (tot lot), shall be installed with second phase of development and; 2) Lot 17, Block 15 and Lot 17, Block 18, including the amenities (tot lot), shall be installed with the fourth phase of development. C. With the first phase of development, the applicant shall construct a 5 -foot wide detached sidewalk from the north boundary of W. Daphne Street to south boundary of W. Malta Drive. D. Future development of the multi -family lots shall comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual and requires conditional use permit approval. The density range for Lot 5, Block 2 and Lot 1, Block 18 shall be between 8 and 15 dwelling units to the acre. E. The applicant shall comply with all City ordinances in effect at the time of final plat submittal. F. With the approval of the 123`d residential lot, the applicant shall construct the collector road (W. Malta Drive) and bollard the central access for a pedestrian connection. Details of this conversion shall be submitted with the final plat. 1.2 Preliminary Plat - Site Specific Conditions of Approval 1.2.1 The preliminary plat shall be revised as follows: a. The applicant shall align all streets on the west and north boundaries (W. Daphne Street, W, Philomena Street, W. Malta Drive and N. Oakstone Avenue) with the stub streets approved with the Oaks North development. Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 37 b. The applicant shall plat a 10 -foot wide common lot along the rear of Lots 7-9 and 11-14, Block 1 and Lots 1 and 2, Block 2 or re -design the plat to prohibit the lots from fronting on two (2) public streets. c. The applicant shall shift N. Oakstone Avenue to the west side of common lot 18, block 13 and provide a north/south 20 -foot wide micropath common lot that connects N. Willowside Avenue with W. Philomena Street to comply with block length requirements of the UDC. The applicant shall also install a water main in this common lot. d. The applicant shall construct the collector road (W. Malta Drive) and convert the central access to a pedestrian connection with the approval of the 123rd residential lot. Details of this conversion shall be submitted with the final plat. Prior to the Commission meeting, the applicant shall submit a revised preliminary plat that includes the revisions noted above. 1.2.2 The landscape plan attached in Exhibit A.3 is approved as follows: a. The applicant shall construct a 10 -foot wide detached multi -use pathway on the south side of W. Malta Drive in accord with UDC 11-3A-8, UDC 11 -3B -7C and UDC 11 -3B -12C. b. The applicant shall extend the walkway stub on the west boundary of Lot 8, Block 13 through the site as a common lot and provide a connection to W. Avilla Drive or the new micropath required in condition 1.2.1 c above. c. The applicant shall construct two (2) pedestrian connections to the 5 -foot wide detached sidewalk adjacent to McMillan Road through common lots 24 and 29, block 18. d. The applicant shall construct a 5 -foot wide micropath within common lot 10, block l(north boundary). e. All fencing shall be installed in accordance with UDC 11-3A-7. Per UDC 11-3A-7A7a, the applicant is responsible for fencing micropaths and pathway lots to distinguish the common areas from the private areas. Where the buildable lots abut internal common lots fencing must either be 4 -foot solid or 6 -foot open vision. A detailed fencing plan must be submitted with each final plat application. f. Construct the required landscape buffers consistent with the standards as set forth in UDC 11- 3B -7C. A 35 -foot wide landscape buffer is required adjacent to Lot 5, Block 2. If the unimproved street right-of-way along Black Cat and McMillan Roads is 10 feet or greater from the edge of pavement to edge of sidewalk or property line, and street widening project is not in the transportation authority's five year funded plan, the developer is required to maintain a 10 -foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover in accord with UDC 11-313-7C.5. g. Per UDC 11-313-10, 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. h. The applicant shall comply with proposed open space and site amenities represented on the submitted landscape plan and as conditioned herein. i. Construct storm water integration facilities that meet the standards as set forth in UDC I I - 3B -11C. If sand is proposed for the bottom of the drainage facilities, these areas shall be removed from the open space calculations. Jump Creek Subdivision — AZ-14-011and PP -14-013 PAGE 38 j. All pathway lots shall be constructed in accord with the standards set forth in UDC 11-3A-8 and UDC 11-313-12. k. The center medians proposed for W. Joesph Drive and W. Daphne Street shall be constructed as proposed. 1.2.3 Submit a public use easement to the Planning Division for the multi -use pathway adjacent to W. Malta Drive prior to City's Engineers signature on the final plat. 1.2.4 The applicant shall pipe or otherwise cover all irrigation ditches, laterals or canals, intersecting, crossing or lying within the area being developed in accord with UDC 11 -3A -6A, unless left open as a water amenity or linear open space in accord with UDC 11 -3A -6A.2. 1.2.5 Comply with all ACHD conditions of approval. 1.2.6 The existing structures can remain on the property as long as the property is being farmed. Once the applicant submits a final plat that contains the boundary of any of the existing structures, the applicant must remove the structures and abandon any existing wells and septic systems prior to City Engineer's signature on a final plat. 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-8 and R-15 zoning districts listed in UDC 11-2A-6 and UDC 11-2A-7. 1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to McMillan and Black Cat is prohibited. 1.3.3 Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5. 1.3.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.3.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-313-6 and MCC 9-1-28. 1.3.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. The applicant shall construct a 5 -foot wide detached sidewalk adjacent to N. Black Cat Road, W. McMillan Road and the north side of W. Malta Drive. 1.3.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J. 1.3.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.3.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to, alleys, driveways, easements, blocks, street buffers, and mailbox placement. 1.3.10 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.4.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11 -3G -3F1. Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 39 1.4.3 The project is subject to all current City of Meridian ordinances. Staffs failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. 1.4.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.4.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.4.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC I I - 3A-3. 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with UDC 11 -5C -3C. 1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plats as set forth in UDC 11 -6B -3C2. 1.5.4 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.5 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. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 The applicant shall be required to install an 8 -inch diameter water main through the new common area lot required under 1.2.1c above. A new 20 -foot wide easement will also be required for this water main. 2.1.2 The applicant shall be required to install an 8 -inch diameter water main through common Lot 24, Block 18. A new 20 -foot wide easement will also be required for this water main. 2.1.3 Water service to this development is master planned to come from mains that would need to be constructed from existing mains in Black Cat Road as well as McMillan Road. Due to fire flow requirements the applicant will need to construct a 12 -inch diameter main from the intersection of N Black Cat Road and McMillan Road heading east to the existing 12 -inch diameter main near the Ten Mile & McMillan intersection. A Pressure Reducing Station vault and conduits for power and telemetry cabling will need to be installed between Pressure Zone 1 and 2, in the McMillan Road mainline, before required fire flow will be available. The installation of the pressure reducing appurtenances shall be the responsibility of the Meridian Public Works Department. Applicant shall coordinate the vault and conduit design criteria with the Meridian Public Works Department as part of the development plan review process. This connection will need to be installed with phase one of the applicant's plan, and may be eligible for partial reimbursement. If Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 40 the 12 -inch water main and PRV are installed by another developer prior to phase one construction, the applicant will not be responsible to participate in construction of the required main extension, however may be responsible for the payment of a proportional reimbursement if such an agreement exists. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. 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. 2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and through this development. 2.2.3 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. 2.2.4 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, 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 prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non -approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.2.7 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. 2.2.8 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. 2.2.9 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 Jump Creek Subdivision — AZ -14-01 land PP -14-013 PAGE 41 District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro - paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.12 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. 2.2.13 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. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 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. 2.2.18 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. 2.2.19 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. 2.2.20 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. 2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement 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. 2.2.22 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 Service for more information at 887-2211. 2.2.23 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 Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 42 duration of two 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 Service for more information at 887-2211. 3. POLICE DEPARTMENT 3.1 The Police Department has no concerns related to this application. 4. FIRE DEPARTMENT 4.1 The Fire Department has no concerns related to this application. 5. REPUBLIC SERVICES 5.1 Republic Services did not submit comments on this application. 6. PARKS DEPARTMENT 6.1 The applicant shall design and construct the multi -use pathways consistent with the location and specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 6.2 Submit a public use easement to the Planning Division for the multi -use pathway adjacent to W. Malta Drive prior to City's Engineers signature on the final plat. 6.3 The applicant shall have an ongoing obligation to maintain all pathways. 6.4 At such time that the multi -use pathway connects from one major street to another and is greater than one-half mile long, the applicant may petition the City to assume maintenance responsibilities. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Comments have not yet been received from ACHD on this application however; ACHD staff has communicated with staff that a draft staff report will available prior to the Commission hearing. Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 43 C. Legal Descriptions and Exhibit Map for the Annexation August 1, 2014 DESCRIPTION FOR R-8 ZONING JUMP CREEK SUBDIVISON A parcel of land located in the East 1/2 of the East 1/2 of Section 28, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho being more particularly described as follows: Commencing at the Southeast corner of said Section 28 from which the East 1/4 corner of said Section 28 bears North 00°31'08" East, 2637.33 feet; Thence along the South boundary line of said Section 28 North 89016'45" West, 323.00 feet to the REAL POINT OF BEGINNING; Thence continuing North 89°16'45" West, 994.68 feet to the East 1/16 comer of said Section 28 and Section 33 of said Township 4 North, Range 1 West; Thence leaving said South boundary line and along the West boundary line of the East 1/2 of the East 1/2 of said Section 28 North 00037'35" East, 2635.75 feet to the C -E 1/16 comer of said Section 28; Thence continuing along said West boundary fine North 00'38'01" East, 214.65 feet; Thence leaving said West boundary fine South 89021'48" East, 841.14 feet; Thence South 00"38'12" West, 100.83 feet; Thence South 10026'06" West, 26.01 feet; Thence 126.12 feet along the arc of a non -tangent curve to the right having a radius of 100.00 feet, a central angle of 72015'37", and a long chord which bears South 43°26'06" East, a distance of 117.92 feet; Thence South 07°1917" East, 91.84 feet; Thence 81.87 feet along the are of a non -tangent curve to the right having a radius of 600.00 feet, a central angle of 07049'06", and a long chord which bears North 86°36'16" East, a distance of 81.81 feet; Thence South 89°29'11" East, 300.00 feet to a point on the East boundary fine of said Section 28; Thence along said East boundary fine South 00°31'08" West, 1899.02 feet; Thence leaving said East boundary line North 89°18'27" West, 248.49 feet; Thence 31.53 feet along the arc of a curve to the left having a radius of 300.00 feet, a central angle of 06001'17", and a long chord which bears South 87°4955" West, Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 44 a distance of 31.51 feet; Thence South 84°40'16" West, 90.13 feet; Thence 30.62 feet along the arc of a curve to the right having a radius of 300.00 feet, a central angle of 05°50'52", and a long chord which bears South 87°35'42" West, a distance of 30.61 feet; Thence North 89028'52" West, 47.80 feet; Thence North 00°31'08" East, 539.00 feet; Thence North 89°18'27" West, 672.40 feet; Thence 78.60 feet along the arc of a curve to the left having a radius of 50.00 feet, a central angle of 90°03'58", and a long chord which bears South 45039'34" West, a distance of 70.75 feet; Thence South 00037'35" West, 247.37 feet; Thence 29.58 feet along the arc of a curve to the right having a radius of 300.00 feet, a central angle of 05038'59", and a long chord which bears South 03027'04" West, a distance of 29.57 feet; Thence South 06016'34" West, 173.36 feet; Thence 29.65 feet along the arc of a curve to the left having a radius of 300.00 feet, a central angle of 05°39'48", and a long chord which bears South 03026'40" West, a distance of 29.64 feet; Thence South 00°38'46" West, 205.96 feet; Thence South 89°1645" East, 743.77 feet; Thence South 00031'08" West, 250.00 feet; Thence South 89016'45" East, 125.00 feet; Thence South 00031'08" West, 198.00 feet to the REAL POINT OF BEGINNING. Containing 64.63 acres, more or less. Jump Creek Subdivision — AZ -14-01 land PP -14-013 PAGE 45 August 1, 2014 DESCRIPTION FOR R-15 ZONING JUMP CREEK SUBDIVISON A parcel of land located in the East 1/2 of the East 1/2 of Section 28, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho being more particularly described as follows: BEGINNING at the Southeast corner of said Section 28 from which the East 1/4 comer of said Section 28 bears North 00°31'08" East, 2637.33 feet; Thence along the South boundary line of said Section 28 North 89°16'45" West, 323.00 feet; Thence leaving said South boundary line North 00°31'08" East, 198.00 feet; Thence North 89016'45" West, 125.00 feet; Thence North 00031'08" East, 250.00 feet; Thence North 89°16'45" West, 743.77 feet; Thence North 0003646" East, 205.96 feet; Thence 29.65 feet along the arc of a curve to the right having a radius of 300.00 feet, a central angle of 05°39'48", and a long chord which bears North 03°26'40" East, a distance of 29.64 feet; Thence North 06016'34" East, 173.36 feet; Thence 29.58 feet along the arc of a curve to the left having a radius of 300.00 feet, a central angle of 05°3859", and a long chord which bears North 03027'04" East, a distance of 29.57 feet; Thence North 00037'35" East, 247.37 feet; Thence 78.60 feet along the arc of a curve to the right having a radius of 50.00 feet, a central angle of 90003'58", and a long chord which bears North 45°39'34" East, a distance of 70.75 feet; Thence South 89018'27" East, 672.40 feet; Thence South 00031'08" West, 539.00 feet; Thence South 89'2852" East, 47.80 feet; Thence 30.62 feet along the arc of a curve to the left having a radius of 300.00 feet, a central angle of 05°50'52", and a long chord which bears North 87035'42" East, a distance of 30.61 feet; Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 46 Thence North 84040'16" East, 90.13 feet; Thence 31.53 feet along the arc of a curve to the right having a radius of 300.00 feet, a central angle of 06001'17", and a long chord which bears North 87040'55" East, a distance of 31.51 feet; Thence South 89°18'27" East, 248.49 feet to a point on the East boundary line of said Section 28; Thence along said East boundary line South 00°31'08" West, 657.56 feet to the REAL POINT OF BEGINNING. Containing 18.49 acres, more or less. AND ALSO: BEGINNING at the East 1/4 corner of said Section 28 from which the Southeast corner of said Section 28 bears South 00°31'08" West, 2637.33 feet; Thence along said East boundary line South 00031'08" West, 80.75 feet; Thence leaving said East boundary line North 89°29'11" West, 300.00 feet; Thence 81.87 feet along the arc of a curve to the left having a radius of 600.00 feet, a central angle of 07°4906", and a long chord which bears South 86°3616" West, a distance of 81.81 feet; Thence North 07°18'17" West, 91.84 feet; Thence 126.12 feet along the arc of a curve to the left having a radius of 100.00 feet, a central angle of 72015'37", and a long chord which bears North 43°26'06" West, a distance of 117.92 feet; Thence North 10°26'06" East, 26.01 feet; Thence North 00°38'12" East, 100.83 feet; Thence South 89e21'48" East, 471.16 feet to a point on the East boundary line of said Section 28; Thence along said East boundary line South 00029'04" West, 215.00 feet to the REAL POINT OF BEGINNING. Containing 2.94, more or less. Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 47 w _ S 89'21'48" E 841.14' ncv, Z C -E 1/16 R-!5 2.94 ACRES 28�r27 1 LINE TABLE CURVE TABLE v Rp 1 t LENGTH CHORD CHORD BRG. I 1 IR 300.00' 29.65' I N 03'26'40" E 5'39'48" C2 300.00' 29.58' 29.57' 64.63 ACRES ^) C3 t �I 78.60' 70.75' 1 M NI C4 300.00' 30.62' -M56-17-_N t M M 10N C5 300.00' 31,53' 31.51' h- 1 C6 600.00' IN 5-E 1 S 86'36'16" IM S1/1 6 Q 1/16 Y S 89'18'27" E 117,92' m _72.40' Z gl� G LL OI cNiJ y'� �I0 T 18 I `F i;' 18.4 ACRES n 1 1 743.77' "( I tLI R -B L2 ' 1 z1 28 27 E1/16 N 89116'45" W 1317.68' W. McMILLAN RD 33 34 ^T LINE TABLE CURVE TABLE v 156 E. WATERTOWER ST CURVE RADIUS LENGTH CHORD CHORD BRG. DELTA Ct 300.00' 29.65' 29.64' N 03'26'40" E 5'39'48" C2 300.00' 29.58' 29.57' N 03'27'04" E- 5'38'59" C3 50.00' 78.60' 70.75' N 45'39'34" E 90'03'5_8" C4 300.00' 30.62' -M56-17-_N 87'35'42" E 5'50'52" C5 300.00' 31,53' 31.51' N 87'40'55" E 6'01'17" C6 600.00' 81.87' 81.8',' S 86'36'16" IM 7'4906" C7 I 100.00' 1 126.12'- 117,92' 1 N 43'26'06" W _ 72.'15'37" IDAHO LINE TABLE 156 E. WATERTOWER ST SURVEY LENGTH L1 WREOM .DNaMM GROUP, P.C. rMI&&W10 A" J 250 1000 0 500 SCALE: 1 " = 500' LAM1011 UKAWINU t UK I T. g Na JUMP CREEK R-15 do R-8. IN THE E 1/2 OF THE E 1/2 OF SECTION 2% Jump Creek Subdivision- AZ -14-011 and PP -14-013 PAGE 48 LINE TABLE LINEI BEARING LENGTH L1 N 00'31'08" E 198.00' 12 �N 89"16'45" W 125.00' L3 N 00'31'08" E 250.00' L4 N 00'36'46" E 205.96' L5 N 06'16'34" E 173.36' L6 N OD'37'35" E 247.37' L% I S 89'28'52" E 47.80' L8 N 84'40'16" E 90.13' L9 S 89'18'27" E 248.49' L10 N 89'29'11" W 300.00' 1.11 N 07'18'17" W 91.84' 02 N 10'25'06" E 26.01' �L13 N 00'38'12" E 100.83' LAM1011 UKAWINU t UK I T. g Na JUMP CREEK R-15 do R-8. IN THE E 1/2 OF THE E 1/2 OF SECTION 2% Jump Creek Subdivision- AZ -14-011 and PP -14-013 PAGE 48 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The applicant is proposing to annex approximately 86.06 acres portion of the subject property to the R-8 and R-15 zoning districts. Staff finds that the proposed map amendment is generally consistent with the MDR FLUM designation for this property. Staff finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section VII above). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-8 and R-15 zoning districts is consistent with the purpose statements for the residential district as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-513-3.E). Staff finds the annexation of these properties with the R-8 and R-15 zoning districts is in the best interest of the City if the applicant enters into a development agreement and adheres to the recommended development agreement provisions in Exhibit B. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan and is consistent with this unified development code; Staff finds that the Comprehensive Plan Comprehensive Plar, information. proposed plats are in substantial compliance with the adopted in regard to land use, transportation, and circulation. Please see Policies and Goals, Section VII, of the Staff Report for more Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 49 b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council or Commission's attention. ACHD and ITD consider road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 50