Jump Creek - AZ-14-011 PP-14-013CITY OF MEIAN
FINDINGS OF FACT, ONCCLLU ONS OF LAW �E IDIAN AND IDAHO
DECISION & ORDER
In the Matter of the Request for Annexation and Zoning of 86.06 Acres of Land with an R-8 and R-
15 Zoning Districts and Preliminary Plat Consisting of 318 Single -Family Residential Building Lots,
2 Multi -family Lots and 42 Common Lots on 85.9 Acres of Land for Jump Creek Subdivision,
Generally Located on the Northwest Corner of W. McMillan Road and N. Black Cat Road, by
Northside Management.
Case No(s). AZ -14-011; PP -14-013
For the City Council Hearing Date of: November 25, 2014 (Findings on December 9, 2014)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 25, 2014, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 25, 2014, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of November 25,
2014, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of November 25, 2014, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-011; PP -14-013
-I-
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Planning Department, the Public Works Department and any affected party requesting notice.
That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of November 25, 2014, incorporated by reference. The conditions are concluded to
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
V. JJGVlJ1V11 QLLU VIUGI
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for annexation and zoning and preliminary plat is hereby approved with
the requirement of a development agreement containing the conditions of approval in the
attached Staff Report for the hearing date of November 25, 2014, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-613-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11 -6B -7.A, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 1I -
6B -7C).
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC 11-513-31)).
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11-513-317).
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-011; PP -14-013
-2-
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to 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.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When arMlicable and Dursuant to Idaho Code & 67-6521. anv affected Derson beine a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of November 25, 2014
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-011; PP -14-013
-3-
By action of the City Council at its regular meeting held on the
2014.
COUNCIL PRESIDENT CHARLIE ROUNTREE
COUNCIL VICE PRESIDENT KEITH BIRD
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER LUKE CAVENER
COUNCIL MEMBER GENESIS MILAM
MAYOR TAMMY de WEERD
(TIE BREAKER)
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Attest:
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City Clerk e'r
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day of
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VOTED
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VOTED
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
By: -wj It Dated: / a — tl d v / I
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-011; PP -14-013
4-
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
M19-1
November 25, 2014
(Continued from November 5, 2014)
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
CVEFjDIAN*,,--,
IDAHO
Bruce Freckieton, Development Services Manager
208-887-2211
Jump Creek Subdivision — AZ -14-011 and 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 7X 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. The Meridian
Planning and Zoning Commission heard these items on October 2.2014. At the public hearing.
the Commission voted to recommend approval of the subject AZ and PP reauests.
a. Summary of Commission Public Hearing:
i. In favor: Scott Norivuki
it. In opposition: None
iii. Commenting: Max Steinbach
iv. Written testimony: Scott Norivuki and Becky McKay
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. Timing for the construction of the sidewalk along N. Black Cat Road between W. Malta
Drive and W. Daphne Street.
ii. Timing for the construction of W. Malta Drive (collector street).
iii. The determining factors on the phasing of the project.
iv. Reviewing and verifying compliance with the submitted home elevations.
c. Key Commission Chanae(s) to Staff Recommendation:
i. Commission modified DA provision F and condition of approval 1.2.1d to allow a
portion of W. Malta Drive to be constructed with the approval of the 123rd residential
lot.
ii. Commission modified DA provision C to allow a portion of the sidewalk reauired with
the first phase to be constructed as an interim asphalt walkway and extruded curb
along the west shoulder of N. Black Cat Road.
d. Outstanding Is for City Council:
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 1
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1II. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -14-
011 and PP -14-013 as presented in the staff report for the hearing date of November 25, 2014, with
the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -14-011
and PP -14-013, as presented during the hearing on November 25, 2014, for the following reasons:
(You should state specific reasons for denial)
Jump Creek Subdivision— AZ-14-01land PP -14-013 - PAGE 2
EXHIBIT A
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 '/a of Section 28, Township 4N. Ranee 1W. (Parcel #'s: SO428143000:
S0428410000; S0428449010 and SO428449800) V
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); October 17.
and 31, 2014 (Council)
C. Radius notices mailed to properties within 300 feet on: August 28, 2014 (Commission); October
31.2014 (Council)
D. Applicant posted notice on site(s) on: September 8, 2014 (Commission); October 27, 2014
Council
VI. 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:
Jump Creek Subdivision— AZ -14 -OI land PP -14-013 PAGE 3
EXHIBIT A
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
headine east to the existine 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 I 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 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.
Jump Creek Subdivision— AZ-14-01Iand PP -14-013 PAGE 4
EXHIBIT A
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
nrimarily medium densitv 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
Boulevard and Linder Road. Future employment uses are planned a mile east of the proposed
subdivision along the west side of N. 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." (3.06.0 IF)
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 staffanticipates 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 Creekplat 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." (3.01.0117)
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
Jump Crwk Subdivision— AZ-14-01Inod PP -14-013 PAGE 5
EXHIBIT A
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 stuhs to the wect hnundam of _Lnt R, Rlnrk 19
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)
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.)." (3.01.0111)
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
Jump Creek Subdivision —AZ-14-01land PP -14-013 PAGE 6
EXHIBIT A
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 l l -3B -7C for the R-8 and R-15 zoning districts.
• The proposed micropaths and pathways shall comply with the design standards in accord with
UDC 11-3A-8 and UDC 11-3B-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.
Jump Creek Subdivision— AZ -14 -OI land PP -14-013 PAGE 7
EXHIBIT A
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.
Phasin¢ Plan: The annlicant is monosine to develon the Jumn 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
of the 123d 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
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 8
EXHIBIT A
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 adincent stash 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.
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 -11-313-12C.
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 11-3B-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:
Jump Creek Subdivision— AZ-14-011and PP -14-013 PAGE 9
EXHIBIT A
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
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.
Sump Creek Subdivision— AZ-14-011and PP -14-013 PAGE 10
EXHIBIT A
If the amenities are installed per the stafrs 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 UDC II -3A -
7C.
Collector Streets: UDC 11-2A-6 and UDC 11-2A-7 require a 20 -foot wide street buffer alone 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.
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 11-313-7C.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;
Jump Creek Subdivision —AZ-14-011and PP -14-013 PAGE 11
EXHIBIT A
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 I1 -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 -
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 it -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 14 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: 96f)64410/02/14)
3. Proposed Landscape Plan (dated: 06/17/14)
Jump Creek Subdivision - AZ -14.011 and PP -14-013 PAGE 12
EXHIBIT A
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=dPP-14-013 PAGE 13
A. Drawings
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EXHIBIT A
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Jump Creek Subdivision- AZ-14-01land PP -14-013 PAGE 22
EXHIBIT A
5. Proposed Home Elevations
Traditional Single-family Home Elevations
- Jump Creek -
Front Load Perspective
As viewed looking west on W. Lola Drive
JUMP Creck Sobdivisiou— AZ -14-01 land P11-14-013 PAGE 23
EXHIBITA
Jump Creek Subdivision—AZ-14-01 land PP -14-013 PAGE 24
EXHIBIT A
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Jump Creek Subdivision — AZ -14-01 land PP -14-013 PAGE 32
EXHIBIT A
Jump Creek Subdivision— AZ-14-011and PP -14-013 PAGE 33
EXHIBIT A
Alley -load Home Elevations
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As viewed looking west between W. Jump Street Drive and Alley B
Jump Creck Subdivision—AZ-14-01 land PP -14-013 PAGE 34
EXHIBIT A
Jump Crcck Subdk isiun—A7-14-01 I and PP -14-013 PMHS 35
EXHIBIT A
Jump Creek Subdivision— AZ -14.01 land PP -14-013 PAGE 36
EXHIBIT A
Jump Creek Subdivision — AZ -14-01 land PP -14-013 PAGE 37
EXHIBIT A
Multi -family Elevations and Sample Photos
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Jump Creek Subdivision—AZ-14-01land PP -14-013 PALL 38
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Jesup Creek Subdivision — AZ -14-01 land PP -14-013 PAGP. 41
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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.
develeament,The proposed allev-loaded homes are attached in Exhibit A.4 above.
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: 1) a 5 -foot wide detached
sidewalk from the north boundary of W. Daphne Street to south boundary of Lot 13, Block 8
"' "� . IM _QF AND 2) a temporary 5 -foot wide asphalt pathway and extruded curb alone
the west shoulder of N. Black Cat Road from the south boundary of Lot 13, Block 8 to the
south boundary of W. Malta Drive/Black Cat Road intersection.
D. The applicant shall comply with the submitted multi -family -elevations attached in Exhibit A.4.
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 123d residential lot, the applicant shall construct the collector road
(W. Malta Drive) to the W. Joseph Drive intersection and bollard the central access for a
pedestrian connection. Details of this conversion shall be submitted with the final plat.
G. The applicant shall maintain surface water delivery to the adjacent properties and participate in
e maintenance of the drainage ditches within and near the boundaries of the Jump reek
property as testified at the public hearing.
Jump Creek Subdivision— AZ-14-011and PP -14-013 PAGE 42
EXHIBIT A
H. The developer shall disclose the multi -family developments in the marketing. sales and
development of the Jump Creek 12miect to ensure future homeowners are informed of the
developments Prior to numbase of the home. The two (2) multi -family lots shall be graded and
remain free of weeds. excess dirt and construction debris until development is proposed for the
WIL
I. The developer shall comnly with the best practice standards outlined in the Geotech letter to
Council as follows:
1. Continue groundwater monitoring of the site through at least next irrigation season to
more accurately gage peak levels and confirm current estimates The soils report and
grades in relation to estimated a-ound water levels
2. Construcfion drawings with each development phase shall include a master grading plan
addressing drainage within each block and the drainage patterns on each lot. The plans
shall' include•
a. ed grades for all roads back of curbs at lots rear lot line swales side lot line
swales where appropriate:
b. Lot existing grade prior to grading operation_ s:
c. Lot finished grade to be achieved following grading operation :
d. Minimum and Maximum too of foundation wall elevations for eachl -
Q. Reference to the soils reports and recommendations provided by the soils consultant:
f. Reference to the "Recommendations for Homebuilders" memo provided by the soil
consultant:
g. the homebuilder to comply with required tan of foundation elevations or submit a
engineered site grading elan certifying compliance with grading plan intent.
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1.2 Preliminary Plat - Site Specific Conditions of Approval
1.2.1 The preliminary plat shall be revised as follows:
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) to the W. Joseph Drive
intersection and convert the central access to a pedestrian connection with the approval of the
123" residential lot. Details of this conversion shall be submitted with the final plat.
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 43
EXHIBIT A
The revised plat is attached in Exhibit A.2 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 1.2.1c 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 1 I -
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 -3B -7C.5.
g. 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.
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 1I -
3B -11 C. if sand is proposed for the bottom of the drainage facilities, these areas shall be
removed from the open space calculations.
j. All pathway lots shall be constructed in accord with the standards set forth in UDC 11-3A-8
and UDC 11-3B-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.
Jump Creek Subdivision— AZ-14-011and PP -14-013 PAGE 44
EXHIBIT A
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 11-313-51
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 11-313-5, UDC 11-313-13 and UDC 11-313-14.
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.
1.4.3 The project is subject to all current City of Meridian ordinances. Staff s 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 11-
3A-3.
Jump Creek Subdivision— AZ -14-01 fund PP -14-013 PAGE 45
EXHIBIT A
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 Tlic inial plat, and any phase thereof, shall subsiamially 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 11-311-14A.
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 1.2.1 c 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
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.
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 46
EXHIBIT A
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, siened 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 94-8. 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
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.
Jump Creek Subdivision— AZ -14.011 and PP -14.013 PAGE 47
EXHIBIT A
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
duration of twos. 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.
Jump Creek Subdivision — AZ -14-011 and PP -14-013 PAGE 48
EXHIBIT A
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 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Submit an updated traffic impact study to determine if improvements to the Black CattUstick and
Black Cat/McMillan intersections are warranted after Phase 1 of the development is complete or
multiple phases are completed which generate an ADT of 1,013 have been completed. If
improvements are warranted at that time, then the applicant should either wait for other
developments in the area to make the improvements, wait for ACHD to make the improvements
as listed in the CIP, or enter into a Cooperative Development Agreement (CDA) with the District
to make the intersection improvements.
If the intersection improvement is warranted after Phase 1 (1,013 ADT) and the applicant chooses
to enter into a CDA with the District to make the intersection improvements then site specific
conditions 2-6 are applicable.
7.1.2 Enter into a Cooperative Development Agreement with the District to improve the Black
Cat/Ustick to a 7 X 7 intersection and the Black Cat Road /McMillan to a 6 X 6 intersection, as
listed in the District's Capital Improvement Plan. a. The Cooperative Development Agreement
shall include the intersection design and construction, as well as allocation of costs. ACHD will
only provide impact fee credit for impact fee eligible costs of permanent intersection
improvements consistent with CIP. Signal hardware is available and will be provided for the
intersection improvement project. The applicant shall be responsible for all other project costs.
7.1.3 Or construction of interim intersection improvements would include the signalization and
widening of the Black Cat Road /Ustick Road intersection to a 3 X 3 intersection, and the
signalization and widen the Black Cat Road /McMillan intersection to a 3 X 3 intersection.
7.1.4 In order to ensure the intersections and roadway segment will be improved when warranted, the
following items must be in place prior plans acceptance for the final plat necessitating the
improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative Development
Agreement;
• Full design and approved plans for the intersection;
• Dedication of all of the right-of-way (both ACHD and ITD) necessary to complete the
intersection project.
7.1.5 Widen and signalize the Black Cat/Ustick to a 7 X 7 intersection, as noted in the CIP, or make
interim intersection improvements to signalize and widen the Black Cat Road /Ustick Road to a 3
st
X 3 intersection prior to plans acceptance or signature of the final plat which includes the 81
Jump Creek Subdivision— AZ -14-01 Fund PP -14-013 PAGE 49
EXHIBIT A
single family building lot and exceeds 38 multi -family dwelling units or any final plat which
exceeds the equivalent amount of vehicle trips, 1,015 vehicle trips per day. Enter into a
development agreement with the District for the design and construction of the signals.
7.1.6 Widen and signalize the Black Cat/McMillan to a 6 X 6 intersection, as noted in the CIP, or make
interim intersection improvements to signalize and widen the Black Cat Road /McMillan to a 3 X
St
3 intersection prior to plans acceptance or signature of the first final plat which contains 171
single family building lot and exceeds 50 multi -family dwelling units or any final plat which
exceeds the equivalent amount of vehicle trips, 1,951 vehicle trips per day. Enter into a
development agreement with the District for the design and construction of the signals.
7.1.7 Dedicate additional right-of-way to total 51 feet from centerline of Black Cat Road from
McMillan Road north 200 feet. The right-of-way should then taper to total 48 feet of right-of-way
from the centerline of Black Cat Road abutting the site.
7.1.8 Construct a 5 foot wide detached concrete sidewalk located a minimum of 44 feet from the
centerline of Black Cat Road for the first 200 feet north of McMillan Road, the sidewalk should
then taper to 41 feet from the centerline of Black Cat Road abutting the site.
7.1.9 Construct a northbound center left -turn lane and a southbound right tum lane on Black Cat Road
at the Malta Drive and Daphne Street intersections. Construct the turn lanes when the Malta Drive
and Daphne Street are constructed and intersect Black Cat Road.
7.1.10 Dedicate additional right-of-way to total 37 feet from centerline of McMillan Road abutting the
site.
7.1.11 Construct a detached 5 foot wide concrete sidewalk located a minimum of 30 feet from the
centerline of McMillan Road abutting the site.
7.1.12 Provide a permanent right-of-way easement for any portion of the sidewalks on Black Cat and
McMillan Road located outside of the right-of-way.
7.1.13 Construct Malta Drive to intersect Black Cat Road at the half mile as a 36 -foot residential
collector street section with vertical curb, gutter, and a 5 -foot wide detached or 7 -foot wide
attached concrete sidewalk and extend Malta Drive through the site stubbing to the west property
line.
7.1.14 The Malta Drive stub street shall align with stub streets previously approved, as part of The Oaks
Subdivision directly west of the site. Install a sign at the terminus of Malta Drive stating that,
"THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE."
7.1.15 Construct the entry portion of Daphne Street with two 21foot wide travel lanes, a 12 foot wide
center landscape island, curb, gutter, and 5 -foot wide attached concrete sidewalks, as proposed.
7.1.16 Dedicate the center landscape island at right-of-way owned by ACRD. The applicant or the home
owners association shall apply for a license agreement with the District for any right-of-way to be
placed in the landscape island.
7.1.17 Construct all of the internal local streets as 34 foot street section with rolled curb, gutter, and 5 -
foot wide attached concrete sidewalks within 50 feet of right-of-way, as proposed.
7.1.18 Terminate Leighton Street at Elmstone Avenue to properly terminate the public street. Construct
a driveway off the end of the Leighton/Elmstone intersection to access block 18, lot 26 and the
multi -family parcel block 18, lot 1.
7.1.19 Construct 6 knuckles within the site, as proposed.
Jump Creek Subdivision— AZ-14-011and PP -14-013 PAGE 50
EXHIBIT A
7.1.20 Construct two 20 foot wide alleys Alley A and Alley B are proposed to be approximately 690 -feet
in length and intersect Elmstone Avenue on the east and Willowside Avenue on the west.
7.1.21 Construct Daphne Street to intersect Black Cat 660 -feet north of McMillan Road, as proposed.
Align Daphne Street centerline to centerline with the existing Daphne Street located on the east
side of Black Cat Road.
7.1.22 Construct 4 streets to intersect Malta Drive, Joseph Drive, north and south of Malta Drive, 380
feet west of Black Cat Road and Willowside Avenue north and south of Malta Drive 1,200 feet
west of Black Cat Road. The roadways should alien centerline to centerline on the north and
south sides of Malta Drive. V
7.1.23 Provide a temporary right-of-way easement to allow for the construction of a 24 -foot wide
temporary access road onto Black Cat Road located 1,590 feet north of McMillan Road.
7.1.24 Release the temporary right-of-way easement and remove the 24 -foot wide temporary access road
onto Black Cat Road when the first segment of Malta Drive is constructed between Black Cat
Road and the first intersection to the west, Joseph Drive. ACHD will not approve plans or sign a
final plat for any portion of Phase 4 as depicted on the phasing plan submitted as part of the
preliminary plat application, or any final plat which exceeds 122 lots of the development until the
first segment of Malta Drive is constructed, and the temporary right-of-way easement is released.
7.1.25 Construct the remaining segment of Malta Drive from Joseph Drive to the west property line
prior to any final plat which exceeds 222 lots.
7.1.26 Construct 1 stub street to the north, Oakstone Avenue, located approximately 770 -feet west of
Black Cat Road.. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE.
7.1.27 Construct 1 stub street to the west, Philomena Street, located approximate 1,390 feet south of the
north property line. This stub street shall align with stub streets previously approved, as part of
The Oaks Subdivision directly west of the site. Install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.
7.1.28 Construct 1 stub street to the west, an unnamed stub street, located approximately 2,040 feet
south of the north property line. This stub street shall align with stub streets previously approved,
as part of The Oaks Subdivision directly west of the site. Install a sign at the terminus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.
7.1.29 Construct one 25 -foot wide driveway onto Daphne Street 190 -feet west of Black Cat Road. Pave
the driveway its full width at least 30 feet into the site beyond the edge of pavement.
7.1.30 Construct one 25 -foot wide driveway at the terminus of Leighton Street. Pave the driveway its
full width at least 30 feet into the site beyond the edge of pavement.
7.1.31 Construct one 30 -foot wide driveway onto Joseph Drive 150 -feet north of Malta Drive. Pave the
driveway its full width at least 30 feet into the site beyond the edge of pavement.
7.1.32 Construct 24 -foot wide bulb -outs with striped pedestrian crosswalks to provide traffic calming in
the following locations:
• mid -block on Leighton Street
• mid -block on Jump Creek Drive
• On Philomena between Willowside Drive and Adale Street
7.1.33 Other than the access specifically approved with this application, direct lot access is prohibited to
Black Cat Road, McMillan Road, and Malta Drive and shall be noted on the final plat.
Jump Creek Subdivision- AZ -14-01 land PP -14-013 PAGE 51
EXHIBIT A
7.1.34 Payment of impacts fees are due prior to issuance of a building permit.
7.1.35 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including_ sewer or water systems are prohibited from bein_e located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District DevellO ment Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standard and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.1.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 52
EXHIBIT A
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 comer 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 fine of said Section 28 North 89'1645" West,
323.00 feet to the REAL POINT OF BEGINNING;
Thence continuing North 89°16145" 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 fine and along the West boundary line of
the East 1/2 of the East 1/2 of said Section 28 North 00°37'35" East, 2635.75 feet to
the C -E 1/16 comer of said Section 28;
Thence continuing along said West boundary line North 00036'01" East, 214.65
feet;
Thence leaving said West boundary fine South 89021'48" East, 841.14 feet;
Thence South 00438'12" West, 100.83 feet;
Thence South 10°28'06" 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 72'15'37", and a long chord which bears South
43.26'06" East, a distance of 117.92 feet;
Thence South 07018'17" East, 91.84 feet;
Thence 81.87 feet along the arc of a non -tangent curve to the right having a
radius of 600.00 feet, a central angle of 07°49'06", and a long chord which bears North
8603616" East, a distance of 81.81 feet;
Thence South 89°29'11" East, 300.00 feet to a point on the East boundary line
of said Section 28;
Thence along said East boundary line 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 06'01'17", and a long chord which bears South 87.40'55" West,
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 53
EXHIBIT A
a distance of 31.51 feet;
Thence South 84040116" 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 05050'52", 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 00031'08" 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 60.00
feet, a central angle of 90°03'58", and a long chord which bears South 45'39'34" West,
a distance of 70.75 feet;
Thence South 00°37'35" 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 05°38'59", and a long chord which bears South
03°27'04" 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 03'26'40" West,
a distance of 29.64 feet;
Thence South 00.36'46" West, 205.96 feet;
Thence South 8901645" East, 743.77 feet;
Thence South 00031'08" West, 250.00 feet;
Thence South 89'1645" East, 125.00 feet;
Thence South 00°31'08" West, 198.00 feet to the REAL POINT OF
BEGINNING. Containing 64.63 acres, more or less.
Jump Creek Subdivision— AZ-14-011and PP -14-013 PAGE 54
EXHIBIT A
August 1, 2014
DESCRIPTION FOR
R-16 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
describedee Fnll..u.u•
BEGINNING at the Southeast comer of said Section 28 from which the East
1/4 comer of said Section 28 bears North 00031'08" East, 2637.33 feet;
Thence along the South boundary line of said Section 28 North 89°1645" West,
323.00 feet;
Thence leaving said South boundary fine North 00031'08" East, 198.00 feet;
Thence North 89°1645" West, 125.00 feet;
Thence North 00°31'08" East, 250.00 feet;
Thence North 89'16'45" West, 743.77 feet;
Thence North 00'36'46" 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 05039'48", and a long chord which bears North
03"2640" East, a distance of 29.64 feet;
Thence North 06'16'34" East, 173.36 feet;
Thence 29.58 feet along the arc of a curve to the let having a radius of 300.00
feet, a central angle of 05°38'59", and a long chord which bears North 03'27'04" East,
a distance of 29.57 feet;
Thence North 00.37'35" 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 90'03'58", and a long chord which bears North 45'3934" East,
a distance of 70.75 feet;
Thence South 89'18'27" East, 672.40 feet;
Thence South 00°31'08" West, 539.00 feet;
Thence South 89.28'52" 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 87'3542" East,
a distance of 30.61 feet;
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 55
EXHIBIT A
Thence North 84'40'16" 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 06°01'17", and a long chord which bears North
87'40'55" 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 comer of said Section 28 from which the
Southeast comer of said Section 28 bears South 00°31'08" West, 2637.33 feet;
Thence along said East boundary line South 00'31'08" 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 07'49'06", and a long chord which bears South 86°36'16" 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 72.15'37", 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 89621'48" East, 471.16 feet to a point on the East boundary qne
of said Section 28;
Thence along said East boundary line South 00'29'04" 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 56
%' S 892i'48_E
O m 541.14'
a
&
z ^—E
1
1
1�
1 64.63 ACRES
nl
nl
N
1
I
S -E
1/16 S 6915'27" E
EXHIBIT A
nl
�i.
i$ R -e
gl�mz
CURVE RADIUS
LENGTH
CHORD
CHORD BRG.
_
DELTA
C1
300.00'29.65'
zIg^1
Edul -.
11,J
l9
5'39'48"
C2
300.00'
16. 49 ACRES �`•�
_
1
'38'59"
C3
50.00'
78.60'
70.7
N N1643 W
90'03'58"
Ca
300.00'
30.62'
743.77*
N67'35'42" E
5'50'52"
1
1
R -e i-_.. of
gl 28 27
1.53
��94.65
N 8740'55" E
E7/16
N 49'16'45"—w� W 1317.68
7.rw
600.00'
81.87'
W. McM1LLAN RD 3334
S 86'36'16" W
IDAHO
LINE TABLE
CURVE TABLE
�Sp E.YM EPTMAW BT.
CURVE RADIUS
LENGTH
CHORD
CHORD BRG.
_
DELTA
C1
300.00'29.65'
125,00-
29.64'
N 03'26'40" E
5'39'48"
C2
300.00'
29.58'
29.57'
N 0327'04"
'38'59"
C3
50.00'
78.60'
70.7
N 4539'34" E
90'03'58"
Ca
300.00'
30.62'
30.61'
N67'35'42" E
5'50'52"
C5
300.00'
1.53
31.51'
N 8740'55" E
6'01'17"
C6
600.00'
81.87'
87.81'
S 86'36'16" W
74906"
C7
100.00'
126.12'
117_92'
N 4326'06" W
IDAHO
LINE TABLE
�Sp E.YM EPTMAW BT.
SURVEYa
LENGTH
Ll
N 00'31'08" E
GROUP, P.C.
L2
250 1000
0 500
SCALE: 1" = 500'
C7.rn ER 1 URAMMI rUK ein Na
JUMP CREEK R-15 do R-8
M
Jump Creek Subdivision— AZ-14-Ol land PP -14-013 PAGE 57
LINE TABLE
LINE
BEARING
LENGTH
Ll
N 00'31'08" E
198.00'
L2
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 06'1 '34" E
173.36'
1-6
N 00'37'35" E
247.37'
L7
S 89'28'52" E
47.80'
L8
N 8440'16" E
90.13'
L9
S 89'18'27" E
1248.49'
L10
N
'
0..8.00410''
NNNtO�2
LLL.117321
6TE2il
00'38'12 " E
I 100.83'
C7.rn ER 1 URAMMI rUK ein Na
JUMP CREEK R-15 do R-8
M
Jump Creek Subdivision— AZ-14-Ol land PP -14-013 PAGE 57
EXHIBIT A
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 to the R-8 and R-15 zoning
districts. The Council finds that the proposed map amendment is generally consistent with the
MDR FLUM designation for this property. The Council 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;
The Council 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;
The Council 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. The
Council considered all oral or written testimony provided to determine 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,
The Council 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 11-511-3.E).
The Council 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;
The Council finds that the proposed plats are in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Council finds that public services will be provided to the subject property upon
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 58
EXHIBIT A
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, the Council 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;
The Council relied 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
The Council is not aware of any health, safety, or environmental problems associated
with the platting of this property. ACHD considered road safety issues in their analysis.
The Council considered all public testimony presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems.
L The development preserves significant natural, scenic or historic features.
The Council is unaware of any natural, scenic or historic features on this site. Therefore,
the Council 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 Council
referenced all public testimony presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature(s) of major importance.
Jump Creek Subdivision— AZ -14-01 land PP -14-013 PAGE 59