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CC - Commission Recommendation to Council Staff Report 3-15 STAFF REPORT C� W IDIAN�, COMMUNITY DEVELOPMENT DEPARTMENT HEARING 3/15/2022 Legend I DATE: lei Wojec!Laca Tian TO: Mayor&City Council _' ---- - lei FROM: Alan Tiefenbach - d� 208-884-5533 SUBJECT: AZ,PP -H-2021-0074 Jamestown Ranch Subdivision -------- LOCATION: Parcels 50434223150, 50434212970, SO434212965, 50434212920, and 4023 W. McMillian Rd, located at the ;--- southeast corner of the N.Black Cat/W. ----- McMillian Rd intersection. I. PROJECT DESCRIPTION Annexation with the R-8 zoning district,and preliminary plat to allow 294 building lots and 25 common lots on 80.3 acres of land. IL SUMMARY OF REPORT A. Project Summary Description Details Acreage 80.3 Future Land Use Designation Medium Density Residential 8-12 du/acre Existing Land Use(s) Vacant and 2 single family residences Proposed Land Use(s) Single Family Residential Lots(#and type;bldg./common) 294 building lots,25 open space lots, 15 access lots Phasing Plan(#of phases) 2 phases Number of Residential Units(type 294 of units) Density(gross&net) 3.66 du/ac gross,6.17 du/ac net Open Space(acres,total 11.63 acres of qualified open space(14.5%) [%]/buffer/qualified) Amenities Two large parks,each with a swimming pool and clubhouse,a pickleball court, several pocket parks and internal landscaped trail connections. Physical Features(waterways, Lemp and Creason Lateral run along the western property hazards,flood plain,hillside) line,Lemp Lateral also runs along the northern property line. Neighborhood meeting date;#of July 21,2021 —5 attendees attendees: Page 1 Description Details History(previous approvals) None B. Community Metrics Description Details Ada County Highway District Report Pending,preliminary comments submitted • Staff report(yes/no) Yes Access(Arterial/Collectors/State N. Black Cat Rd and W.McMillian Rd Hwy/Local)(Existing and Proposed) Stub Street/Interconnectivity/Cross Three internal connections—two aligning with N. Access Bartok St. and N. Grand Lake Wy. at the Quartet Northeast No 2 subdivision to the south,and one aligning with W.Viso St. from the east through the Volterra Heights subdivision. Existing Road Network N.Black Cat Rd.and W.McMillian Rd Existing Arterial Sidewalks/ None along the subject property.There is a 25 ft.wide Buffers buffer and 5 ft.wide sidewalk on the west side of N.Black Cat Rd installed with the Oak Creek No 3 Subdivision. Proposed Road Improvements No right-of-way dedication is required along W. McMillian Rd as it will be offset to the north when widened in the future.ROW dedication of 50'from centerline will be required from N.Black Cat Rd. The applicant will be required to construct westbound turn lane on McMillian at the collector. Fire Service • Distance to Fire Station 2.7 miles to Fire Station 5 • Fire Response Time >5 minutes • Resource Reliability >80% • Risk Identification 2,resources are not adequate • Accessibility Yes • Special/resource needs Aerial device will be required • Water Supply 1,000 gpm required • Other Resources None Police Service • Distance to Police Station 7.4 Miles • Police Response Time P3 4:11 P2 8:16 P1 12:57 • Calls for Service IL 792 • %of calls for service split %of P3 CFS 1.4% by priority %of P2 CFS 72.2% %of P1 CFS 25.5% %of PO CFS .9% • Crimes 59 • Crashes 27 Page 2 Wastewater • Distance to Sewer Directly Adjacent Services • Sewer Shed North Black Cat Trunkshed • WRRF Declining Balance 14.22 • Project Consistent with Yes WW Master Plan/Facility Plan • Comments • Flow is committed • Do not have mains in common driveways.There are multiple common driveways for 2 or 3 lots. These should all have sewer services run from the main in the street. • Do not extend sewer main outside of Right-of-Way. Instead run services from main that reside in the road to each lot. • Sheet PP2.3 at the bottom left corner has a sewer line running through a common lot and part of a residential lot. The City does not want sewer in common lots or residential lots.Reconfigure so sewer is in Right-of- Way. • Angle of pipe going into/out of manhole in the direction of flow needs to be a minimum of 90 degrees. This is not the case for manhole at intersection of Doctor Brunn Ln and Cattleman Way. • Applicant to ensure that no sewer services cross infiltration trenches. Water • Distance to Water Services Directly Adjacent • Pressure Zone 1 • Water Quality No concerns • Project Consistent with Yes Water Master Plan • Comments • Remove water mains in common driveways and run services to the lots,place meters in Right-of-Way. • There are no water main sizes listed on the plans. Make sure that the water main in N Grand Lakes Way is 12". • Remove the water main in the alley in Sunday Loop. Place water meters at the Right-of-Way and then run water services to houses in the alley. Each phase will need to be modeled to make sure minimum pressure is met at each phase Page 3 1 1 1 Illlln llllrC! 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APPLICANT INFORMATION A. Applicant Representative: Stephanie Hopkins,KM Engineering LLP—5725 N. Discovery Way,Boise,ID 83713 B. Owner: Walsh Group—PO 1207,Eagle, ID 83616 Page 5 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 11/2/2021 2/27/2022 Radius notification mailed to properties within 300 feet 10/27/2021 2/28/2022 Nextdoor posting 11/28/2021 2/28/2022 Sign Posting 10/29/2021 2/28/2022 V. STAFF ANALYSIS A. Annexation: The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. To ensure the site develops as proposed by the applicant, staff is recommending a development agreement as part of the annexation approval. B. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The annexation area is near existing public services and is surrounded on three sides by the City limits. The proposed land use of single family residential is consistent with the recommended uses in the FLUM designation. The proposed project has a gross density of 3.66 du/ac, meeting the required density range listed above. Therefore, Staff finds the proposed preliminary plat and requested R-8 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IX.A. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. C. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan): • Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents. (2.01.02D) The proposed traditional single-family detached and alley-loaded homes will contribute to the variety of residential categories in the City; however, there is no variety in housing types proposed within the development. Daphne Square Subdivision (zoned R-15)and single-family homes in the County(zoned RUT) are across W. McMillan Rd. to the north. To the south is the Quartet Subdivision (zoned R-8). To the east is the single family detached Volterra Heights Subdivision (zoned R-8)and across N. Black Cat Rd. to the west is the Oakcreek Subdivision (zoned R-8). Given the property is completely surrounded by single-family detached, single family detached with comparable lot sizes is appropriate for the subject property. Page 6 With new subdivision plats,require the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities."(2.02.01A) The proposed plat depicts 5 ft. wide detached sidewalks on both sides of roads internal to the subdivision. There are also S ft. wide detached sidewalks along N. Black Cat Rd. This is the same width provided along N. Black Cat Rd. by the Quartet Northeast No 1 Subdivision to the south and the Daphne Square Subdivision to the north. 10 ft. wide pathways are provided along W. McMillian Rd, which is consistent with the pathway alignment shown on the Pathways Master Plan, and along one side off. Grand Lakes Wy(the internal collector). Staff does believe there are portions of the development where there could be more direct non- motorized connectivity to the amenities and common open space within the development as well as to the detached sidewalk along N. Black Cat Rd. Staff has red-marked these recommended connections on the landscape plan below. As will be mentioned in the Qualified Open Space and Amenities Sections below, the applicant proposes several connected common open space areas and amenities throughout this development. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity."(2.02.01D) As mentioned above, 5 ft. wide detached sidewalks are provided along all internal roadways, along N. Black Cat Rd, and 10 ft. wide pathways are provided along W. McMillian Rd and N. Grand Lakes Way. Staff is recommending several additional micro pathway connections as a condition of approval. "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) The development can be adequately served by critical public facilities and urban services. Water and sewer will be extended along W. McMillan Rd. to the south. • Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction. (2.02.02F) Daphne Square Subdivision (zoned R-1 S)and single-family homes in the County(zoned RUT)are across W. McMillan Rd. to the north. To the south is the Quartet Subdivision (zoned R-8). To the east is the single family detached Volterra Heights Subdivision (zoned R-8)and across N. Black Cat Rd. to the west is the Oakcreek Subdivision (zoned R-8). These subdivisions have comparable densities to what is being proposed. This development proposes architecture consisting of one and two-story homes with pitched roofs, stone bases and/or lap siding with gabled roofs and dormers comparable to what has been approved with adjacent subdivisions. In order to ensure compatibility and quality of design with existing and approved residential uses surrounding the property,staff recommends a condition that rear and/or sides of 2-story structures on facing W.McMillan Rd,N.Black Cat Rd. and N. Grand Lakes Wy. incorporate articulation through changes in two or more of the following:modulation (e.g.projections, recesses,step-backs,pop-outs),bays,banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines.Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. Page 7 • Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. (6.01.02B) There are presently 3 accesses off of W. McMillian Rd., two of which are being used by existing single-family residences. There is one access on N. Black Cat Road at the south property line. This proposal would remove two of the W. McMillian Rd. accesses and provide a new collector access approximately hal6vay between the east and west property lines. The N. Black Cat Rd access would be shifted to the north to align with W. Quintale St. in the Oak Creek Subdivision. There are three internal accesses—two aligning with N. Bartok St. and N. Grand Lake Way.from the Quartet Northeast No 2 to the south, and one aligning with W. Viso St.from the east through the Volterra Heights Subdivision. D. Existing Structures/Site Improvements: There are two existing single-family residences on the subject properties. One residence(4023 W. McMillan Rd.)is proposed to remain on a 76,888 sq. ft. lot. E. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning districts in UDC Table 11-2A-2. F. Dimensional Standards(UDC 11-2): The preliminary plat and future development is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district.All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot size of 4,000 sq. ft., and required street frontages of at least 40 ft. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. UDC 11-6C-3-regulates block lengths 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 do not exceed 750 ft,although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided.No block length exceeds 750 ft. Eleven common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than 3 units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of 20' and does not exceed the maximum length of 150'. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five-foot wide landscaped buffer. G. Access(UDC 11-3A-3): W. McMillian Rd along the property frontage is 2 lanes with no curb,gutter or sidewalk.N. Black Cat Rd is 2 lanes with a 5' detached pathway on the western side(Oak Creek Subdivision). This development proposes five points of access. The primary access will be a collector street off W. McMillian Rd. (N. Grand Lakes Wy.) approximately midway between the east and west property lines,making an"S"curve through the property and connecting into Quartet Northeast No 2 at the southeast corner of the property. The other three accesses would be local streets-one is a western access to N. Black Cat Rd. which aligns to W. Quintale St., an eastern access which Page 8 connects to W.Viso St. from the Volterra Heights Subdivision, and an additional southern access which connects to Sunnyside Ave.,also in the Quartet Northeast No 2. N. Grand Lakes Way(the collector)does not align with N.Joy St. to the north as is shown on the ACHD Master Street Map. Instead, it is offset approximately 985 feet to the west. This offset occurs because there are existing utility poles obstructing the ACHD-preferred alignment with N. Joy St. During preliminary discussions ACHD has responded that they support this proposed alignment. Although ACHD is still working on a staff report, staff has been in communication with them regarding this project.All roads in this development are proposed to be built to ACHD standards. ACHD will not be requiring any additional dedication along W. McMillian Rd.because it will be shifted to the north during a future widening project.ACHD is requesting ROW dedication along N. Black Cat Rd. of 50 ft. from centerline. The applicant will be required to construct a westbound turn line at the intersection of the collector with W. McMillian Rd. Staff is recommending as a condition of approval that required frontage improvements along N. Black Cat Rd and W.McMillian Rd including pathways,landscape buffers,detached sidewalk and left turn lane shall be constructed with the first phase of development. The applicant proposes pavers on the local roads instead of standard pavement. The applicant states pavers will not only help to alleviate some of the challenges associated with the high groundwater present in the area,but will foster an exclusive and high-quality charm for future residents. ACED is still discussing whether they will support this alternative. H. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. 1. Pathways ( UDC 11-3A-8): A 10 ft.wide detached pathway is reflected along W. McMillian Rd. which is consistent with the alignment shown on the Pathways Master Plan.There is also a 10 ft. wide detached pathway along one side of N. Grand Lakes Way. (the internal collector)which connects to the W. McMillian Rd.pathway. Several micro-pathways are reflected providing connectivity to internal portions of the development. As mentioned in the Comprehensive Plan analysis above,to improve more direct pedestrian connectivity, staff is recommending additional micro-pathway connections(red-marked on the landscape plan below). J. Sidewalks(UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17 (except for a 10 ft. wide pathway along one side of N. Grand Lakes Way). There is also a 5 ft.wide detached sidewalk provided along N. Black Cat Rd. This 5 ft. width is consistent with the width of the sidewalk along N. Black Cat Rd. provided by Quartet Northeast No 2 to the south as well as the Daphne Square Subdivision to the north. K. Parkways (UDC 11-3A-17): Parkways are provided between the detached sidewalks and road on both sides of all local roads except for Sunday Loop (Lot 1-27,Block 5). All parkways meet the requirements of 11-3A-17 and 11-313-7 including at least 8 ft. in width and landscaped with at least 1 tree per 35 feet. Page 9 L. Landscaping(UDC 11-3B): UDC 11-2A-6 requires 25 ft. wide buffers along arterial roads(N. Black Cat Rd. and W. McMillian Rd.)and 20 ft.wide buffers required along collector roads (N. Grand Lakes Way). The landscape plan reflects a buffer from the N. Black Cat Rd. edge of pavement ranging in width from between 70 ft. from the at the south to 120 ft.wide at the north. The Creason Lateral and the Lemp Lateral as well as a maintenance road are both located within this buffer,although there is an additional landscape strip width of 25 ft.wide between the laterals and the exterior property fences.Along W.McMillian Rd.to the north,there is a buffer ranging in width from between 64 ft. and 80 ft. in width. The Creason Lateral is also located in this buffer;there are landscape strips of at least 25 ft. in width between this lateral and the exterior property fences. Both arterial buffers meet the minimum requirement for at least one tree per 35 ft. in width;the areas containing laterals are shown to be sod. Buffers of at least 30 ft. in width are provided along N. Grand Lakes Way(20 ft. is required). 8 ft wide landscaped parkways are provided along most of the internal local streets with the exception of the Sunday Loop at the NE portion of the site. The landscape plan includes 11.63 acres of qualified open space(14.5%)as will be discussed in the Qualified Open Space and Amenities sections below. The landscape plan indicates there are no healthy existing trees meeting the preservation requirements on the property. M. Qualified Open Space (UDC 11-3G): 14.5%(11.63 acres) of qualified open space is shown. This includes 1.19 and 2.42-acre neighborhood parks, several smaller pocket parks, landscaped pathways, 8 ft.parkways and 100% of the collector buffers. The common open space exhibit indicates the arterial buffers as"non-qualified open space" whereas '/z of this area can be counted as qualified open space per UDC 11-3G-3. N. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat(80.3 acres),4 amenities are required(one for the first 5 acres, one for each additional 20 acres). The subdivision provides two large parks,each with a pool and clubhouse(counting as six amenities because the parks are at least 20,000 sq. ft. in excess of the minimum 5,000 sq. ft. requirement). A pickleball court is provided within one of these parks (Lot 7,Block 5). There are two pocket parks(Lot 6, Block 9 and Lot 46,Block 2). There is also an additional 4%of open space beyond the required 10%and internal pedestrian and bicycle pathways bisecting several of the blocks which are not required pathways. The proposed development exceeds the minimum requirements. O. Waterways(UDC 11-3A-6): The Creason Lateral runs along the western property line paralleling W. McMillan Rd. and connecting through the Quartet Subdivision to the south. The Lemp Canal adjoins with the Creason Lateral along the property's frontage adjacent to McMillan and continues to travel south along Black Cat Road. Both laterals will be piped per UDC 11-3A-6. Maintenance roads are indicated along both laterals. Coordination will be ongoing with the irrigation districts managing the waterways to meet their requirements. P. Fencing(UDC 11-3A-6, 11-3A-7): The landscape plan includes a fencing plan. 6 ft.high solid vinyl fencing is provided along the entire perimeter of the property and along the sides of most residential lots that are adjacent to detached sidewalks(with visibility from the road maintained). 5 ft.high open vision fencing is provided around the open spaces, a 6 ft.high open style fence is provided around both pools, and Page 10 there a 4 ft.high open style fence is provided around the pickleball court. The fencing appears to meet the requirements of 11-3A-6 and 11-3A-7. Q. Utilities (UDC 11-3A-21): Public services are available to accommodate the proposed development. Water and sewer will be extended along W. McMillan Rd to the south. There appears to be an Idaho Power utility easement indicated on the public utility plan that is not shown on the plat. All easements should be shown on the preliminary plat and only Class I trees may be planted within these areas per UDC 11-313-5. R. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted a large number of elevations of the single-family homes for this project as well as the clubhouses(see Section VI.F below). The single-family homes are depicted as one and two-story structures with attached garages, and a variety of architectural elements and finish materials including gabled roofs,covered porches, dormers, stone wainscoting, and lap siding. The submitted sample elevations appear to meet design requirements for single-family homes but do not include elevations of the sides or rears of structures. As noted in the Comprehensive Plan section, a large number of the houses will be very visible from W. McMillian Rd.N. Black Cat Rd. and N. Grand Lakes Wy. Therefore, staff recommends a condition that the rear and/or sides of 2-story structures that face W. McMillian Rd. and N. Black Cat Rd. incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. VI. DECISION A. Staff: Staff recommends approval of the requested annexation, zoning and preliminary plat with the conditions noted in Section IV.per the Findings in Section VIII. Page 11 B. The Meridian Planning&Zoning Commission heard this item on November 18. 0021 and continued this item until February 17.2022. The Planning Commission continued the item to allow time for ACHD to submit a staff report, and for the applicant to consider reducing common driveways, aligning the collector street with N.Joy St on the north side of W. McMillan Rd. and realigning micro-pathways. At the February 17,2022 public hearing.the Commission moved to deny the subject annexation and preliminary plat request. 1. Summary of the Commission public hearing: a. In favor: Elizabeth Koeckeritz,Ron Walsh,Joe Pachner b. In opposition: Rachelle Watts c. Commenting: Elizabeth Koeckeritz,Ron Walsh,Joe Pachner d. Written testimony: Mike Wardle.Michael and Rachelle Watts e. Staff presenting application: Alan Tiefenbach f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. Rachell Watts expressed concerns with proposed collector alignment oriented directly toward their house. 3. Key issue(s)of discussion by Commission. a. Commission discussed concerns with traffic,particularly that the traffic study that had been used was already 4 _years old,that a significant amount of development had been approved since this time,traffic was already an issue.the ACHD staff report showed W. McMillian would be LOS"F"with the development, and improvements to W. McMillian Rd and N. Black Cat Rd were still many years off. b. The Commission discussed whether or not the proposed collector should align with N. Jov St. 4. Commission change(s)to Staff recommendation: a. As Commission recommended denial,all staff s conditions of approval have been stricken. Page 12 VII. EXHIBITS A. Annexation and Rezoning Exhibit(date: 9/17/2021) September 17,2021. Project Na.21-048 Jamestown Ranch Subdivision Exhlbit A City c f Meridian Annexation Legal Description A parcel of land being all of the North 1/2 of the Northwest 1/4 of Section 34,Township 4 North, Range 1 West, Boise Meridian,Ada County, Idaho,and being more particularly described as follows: BEGINNING at a found brass cap m arking the Northwest corner of said Section 34,thence following the northerly line of said Northwest 1/4, 589°35'51"F a distance of 2,653.92 feet to a found aluminum cap marking the North 1/4 corner of said Section 34; Thence leaving said northerly line and following the easterly line of said Northwest I/4,S00'43'47"W a distance of 1,323.32 feet to the Center North 1/16 earner of said Section 34; Thence leaving said easterly line and following the southerly line of said North 112 of the Northwest 1/4, N89°26'06"W a 6istance of 2,647.62 feet to the North 1/16 corner of Section 33 and said 5e010n 34; Thence leaving said southerly Gne and following the westerly line of s-aid Northwest 1/4, N00`27'24"f a distance of 1,315.80 feet to the POINT DF BEGINNING. Said parcel contains 80,299 acres,more or less,and is subject to all existing easements and/or rights,olf-way of record or imp?k--d. Attached hereto is Exhibit B and by this reference is hereby made a part hereof. 4ti U,S'* 16662 Y KE Page 13 POINT OF BEGINNING FOUND ALUMINUM CAP FOUND BRASS CAP N 1/4 CORNER SECTION 34 NW CORNER SECTION 34 W. McMillan Rd. 28 27 BASIS OF BEARINGS S89°35751"E 2653.92' 27 33 34 34 a � -C Lo rq +� to rn i] � w U � Ry ►r] z N 1/16 CORNER, FOUND ALUMINUM CAP � SECTIONS 33 AND 34 C-N 1 f 16 CORNER SECTION 34 33 N89'26'46"W 2547.62' 34 Nk LEGEND 66 r} a, FOUND ALUMINUM CAP LL FOUND BRASS CAP 250 500 1000 t9 L1 CALCULATED POINT lc — — — SECTION LINE Y of 9- Plan Scaly ANNE){ATION BOUNDARY 4 — — ———— — — SURVEY TIE LINE Page 14 B. Preliminary Plat—Annotated with Changes in Response to PC Concerns (date: 11/18/22) L-41 T Lr ivir- IIJIHIVo HLIH 1..VVIN 1I 1,iummu KNUCKLES ADDED TOEUMINATE PRELIMINARY PLAT COM MON DRIVE LOTS WHERE POSSIBLE SEPTEMBER 2021 PEDESTRIAN ACCESS ADDED III __ _ _ - ___ _-- _______ _L______ I I _ _ •III s ip - _ '-t E,PIN E5TRIAN ACCESS AND EASEMENT ADDED, L SEE PRE PLAT NOTE 9 ROAD AUGNNTS ME Ali - - —_ •r _ �J •� 9 I PEDESTRIAN ACCESS AND - - — _---- rt EASE MEM AODEO,SEE PRE PLAT V.-,1CKLE$App{O TO ELIMINATE ' NOTE 9 COMMON DRIVE LOTS WHERE PO55f9L[ KNUCKLES ADDED TO ELIMINATE COVER SHEET COMMON DRIVE Lars WHERE POSSIBLE INDEX DF D Page 15 C. Color Landscape Plan(date: n�n�2/7/22) -- -- -aI L:k T. €' _ r_ '.�+�IR.�e'ir^INS_ ��•� Trilfl�._�ii4ti _ ,. Ism' aNMYi f l+^ tom. �• �fi II ��•.,�-,:�--�`�� � ��� �,,�., .,,ter �f _ _�_ , _ �r� � F I ISRIGlEH4MRYq-i— F-1— CE Page 16 D. Landscape Plan Marked Up with Recommended Pathway Connections(date: 9/9/202 1) ............. .. gggF 0�. 2. ii I:D) 3: 77 TV 19 S v Co n 'X - - - Agj tot Page 17 E. Fence Exhibit(date: 2/3/22) o'G Cj Ei— )PREUMNARY PLAT FENCE EXHAIT FENCE SCHEDULE 6' SOLID FENCE. SEE PPL4.0-4 ""— 6—6 POOL FENCE, SEE PPL4.0-5 5e OPEN VISION FENCE, SEI= PPL4.0-5 a' PICKLEBALL OPEN VISION FENCE, SEE PP[-4.0-7 F. Common Open Space Exhibit(date: 021 2/3/22) ---- - - ----max _ --------_— ------ - ----euxx -- --- -- o,o 0 00A@00 © @ oa � o®�® a® � ° a®a�® aoo � ® © O � 1 ° �i � mcmXuur+w oocmP � © ® O sr a fi D 0 Q o 5,� I O ©E� Qf s - , _ _© O C LEGEND 1°0c ' ----�iu'rtr-H--- ----- o — --Li-- -. FMXWlIv IoLVklllF➢Wul�/.CEI —B�' _sN(TF vMpr CnxuoX.m(4vYLlnm mEM S/LE( _wE9 PEPmclfn rnuuou Lm luuumEo ovrX evmq GUMuoX,ne��uWalctm oaa Sra'E) Page 18 G. Common Drive Exhibits 1 REAR T 7 REM I F REAR - -] +� R F F6R T �S' r•�B' �S' IDS S' �`E �S. I 11 J lI ]3 F I Q 42 TTK1Nr] PpOpl I PIN IFRDKT KENNE7DRf—WVWAY 5 5 1 KENNEDY LN Es COMMON � � � ® COMMON DRIVE n. v DRIVE OR LOT DRIVEWAY FOR!LOT TO BE — {2 BLOCK 1 TOBE ON THE 72 IL 111)ON THE IDE OF �' OPPOWE SIDE OF COMIC DEED .• 20 16 w ra i2' 'r' 38 ZD III CGILION HDRtiE PROPDTIY LINE 10'— y SIDE sly —lo .. PROPERTY LINE LCT 11 IS A !� L �u LOT 39 K A >• NON-BOUABLE COMMON NON-BOILdIHLE COMMON q LOT WFTR A BLANKET 3 L07 WITH A BLANKET INGRESS/EGRESS 2 INGRESS/EGRESS FrSEUDR IN FAVOR Di DRIVEWAY FOR LOT 16 BUILDING DRIVEWAY FOR LOT 38 EASEMENT IN FAVOR OF LO15 tz, t3 MO t�. BLOCK 7 TD BE LOGTE6 ETMELOPE- BLOCK 1 Tp BE LOCATED m LOPS!D MD!t,BLOCK t ON Tlf OPPOSITE SIDE TYPICAL ON THE OPPD47E SIDE k BLOCK OF THE SHARED COMMON OF THE SHARED COMAIDN DRI,E PROPERTY LINE DRI PROPERTY LINE PATNWAY ON BLACK I LOTS 14 MO W IS IN FAVOR OF DIFRE COMMIJNRY AMD ACCESS SMALL NEVER BE OBSCLRED T DRIVEWAY FOR LOT 25 BLOCK 2 TO BE LOCATED ON rHE OPPOSTE SIDE Of THE SHARED COMMON DRVE PROPEM LINE LOT 29 IS A TON-BOILOADE COMMON LOT WITH A BLANKET INGRESS/EGRESS FASEMEN7 ,�• SIDE IN FAVOR OF LOTS 215,7T A AND 28,BLOCK 2 - ,O• I DRIVEWAY FOR LOT 30 Q 13•+ BLOCK 2 TO BE LOCATED + ON THE OPPOSTTE SIDE OF v1 T^- THE SNARED COMMON ,� -- rc�- - ORNT PROPERTY LINE J� SIDE J r 3 �f 510E T$IDE 5. SLINDAYLOOP + 26 12'� A R g�12' SO BlC1CK2 I12 7 i3 FRONT rySIDE J O I� 30 I 20' F SLOE - - 6 �12 10' III ��I22 3LFROl .. I 29 L _I_ s�E J ;} L SIDE 1 — _ —"IJ IF T 20' 1 ' - F SIDE } �T�`� SUNRAY LOOP 10' �tY O !p• Y' DRIVEWAY FOR LOT] ?p• - - BLOCK 2 TO BE 'CUPPED ON THE SIDE — _ OPPSNARED COMMON ITE SIDE OF - .46, 1 DRIVE PROPERTY LINE 1 _SIDETHE S I BGILDFIG SLOPE, s LOT D IS A N GRAND LAKES WAY { J NON-BULCABLE COMMON .. TYPICAL LOT WRH A BLANKET \ ..: DRIVEWAY FOR LOT 3 INGRESS/EGRESS EASEMENT PATHWAY ON BLOCK 2 LOr!4 w.�. BLOCK 2 TO 8E LOCATED IH FAVOR Or LOTS 1 AND IS IN FAVOR OF EMPIRE THE OPPOSTE SIDE 5,BLOCK 2 OF THE SNARED COMM COMMONLRl AN ACCESS SMALL DRIVE PROPERTY LINE NEVER BE OBSCURED BORDINC ENVELOP'. TYPICAL. ■ } LOTS 3-7,BLOCK 2PR (J�.LQT525-310,BLOCK,BLOCK2 AB R 2 Page 19 DRIVEWAY FOR LOT 12 SLOCK 6 TO BE LOCATED ON THE OPPOSITE SIDE OF THE SHARED COMMON DRIVE PROPERTY LINE LOT 15 IS A NON-BOILCABLE BUROING ENVELOPE. COMMON LOT WRH A TYPICAL. BLANKET INGRESS/EGRESS EVDADNT IN FAVOR OF LOTS I i 13 AND 14,BLOCK 6 z I $ BOIDINO ENVELOPE. ! DRNFWAY FOR LOT 16 TYPICk' :i SIDE }` �- BLOCK 6 TO BE LOCATED ON THE QPPOSDE SIDE OF THE SNARED COYYOH ORATE PROPERTY LINE SIDE t x' 12 qk :n BLQLK 8 Iu f � !. sIDEJ-- — MAYFIELDST o 9� t z' 15 $� I GARAGE 5' in FRONT 4 • f � � ,SIDE 12' 13 20.� �ORRCE F SIDE �O I! I 20 S5� SdR�1:E_ o i >o _ L SIDE nL — — I 15 N I 1P' I7 rON D1OSIDE20' 2 ' r TRM TREE LANE L ItCK AY roR E L urrllTH a 70 S LOCATEDTHE oPPo,rtTE SIDE�12' THE SHARED COMMON VE PROPERTY LINE SIDE 1O—F-L.I tISAWWNTHAMONLOi YW1H A.. NKET MCRE55/EGRESS ENENi IN FAVOR W LOTS AND 17.BLOCK B PATHWAY ON BLOCK 6 LOT 14 5 IN FAVOR OF ENTIRECOYMVIaTr AND ACCESS SI LL EWAY FOR LOT 18 NEVER BE OBSCUREDCK 8 TO BE LOCATTIITHE OPPOSITE SIDE OF THE SHARED COLI4ON DRIVE PROPERTY LINE �T► SVILGINO ENVELOPE. TYPICAL LUT 12 IS A NON—D(11LPA9lE QDIAMON LOT WITH A — EfLAKxET INGRESSAMtESS 20' EASEMENT IN FAVOR OF LOTS TD' } 11 AND 13, BLOCK B x SOE12 DRIVEWAY FOR LOT 14 BLOCK 9 TO BE LOCNlTE6 ON THL OPPOSITE SIDE OF THE SHARED COMMON NNE PROPERTY LINE -- com N iz i DRIVE I6; I sJIDE7 W1VEY ST n I . Z � I - 11 CARRIAGE~ . 5' L_5' LT�5' 5'_i I 9I IA 9LOCK9 AI 7N ry I Page 20 LY � H. Conceptual Elevations d a _ - - • !M4 I� Ju � Qw g_ 21 1 - , 1 Page,_ � I - .•mot. � _ --_. - -'�• .'•�;. - � �A '•'` •"• -� .:�fi�.F;.a;�,.>.,-.� .Sri _ � �'. i a � C _.� _ �Aa[� ��^•-. _-..tea. _ .,':a ` Page 23 1. Clubhouse ps Page 24 = F VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Pf:iof:to approval of the mmexa4ion or-dim-nee, a PA shall be ef4er-ed into between the City-of developef:. Ctiffently, a fee of$303.00 shall be paid by the Applicant to the Planning Divisien pfief to eommeneement of the PA. The PA shall be signed by the pr-opei4y owner-and f:etumed!a the shall, .,t m ,.,to the fn11,...:ng P a. Futtife developmetit of this site shall be geaefa4ly eeasisteiit with the single family dwellings ifieluded i Seetio N11 afld thepr-ovisions .it :.moo l her-ein. v. The -ear-i""laxcrief:sides of 2 stefy s4uetur-es that faee N.Biisek Cat Rd. ,W. eha- ges i two f the fll.,..ifig. modulation(e.g. eetions o o e e ,ro 0 0s, step 1.aeks pop outs),bays,1..,n,1:.i,. .. ,-ehes t..,l,.enies m ter-i l types reef lifies. Single stery s4:uetufes are e*empt from this r-equir-emefft. Planmffiig e. Required frontage zmpr—vr'ementsalong N. Blaea cat Rd d Al. MeM;l pathways,ineltiding detaehed sidewalk, shall be eonstfueted with the first..hale f development. > > plat, is approved with the following 3. Prior-to fifial !he Landseape Plan ifieluded in Seetion > dated > shall be r-evis to efleet the red ,v.afke,l pathway, eetions . illustFated i i7.,l.:l.:t D. 4. Prior-to issuanee of Get4ifieate of Oeeupaney/signatwe on the final plat by the City , the appliewit shall submit a publie neess easement for-the ffmlii use pathway along-w, eensistentwith the sta-nda.as . set oAh in UPC 11 3 A 7 d 11 3 n 6u, . ..ueb}ea-ad eemeet to City water-a-ad sewer-with development ef the pr-opefty, Page 25 rDG11 c , fl1i rDG11 1 vz�r �-�ki� ziiimiceH$t3Ee- ef@6 3e cirrrr-ovc T 9. The ditehes to the west, south and not4h shall eomply with the pf:E)visiE)fis f6f:iffigatio ditehes, laterals, ea-a tt's andlor-diiaifi ge eouf Test as foAh in UPC 1 33A 6. J a-ad afds alas set fi t4 if UDC T 3A 7A7, 11 3 n B-iz`C W. The development shall eemply with A sttbdivision design a-ad impr-ovement standards as set buffer-s, and mailbox plaeemefA. 12. Off stfeet par-king is r-eqttir-ed to be provided in aeeer-d with the sta-adar-ds listed in UDG T" 11 3C 6 fer-single family detaehed dwellings based on the n-u�er-of bedrooms per-tmit. 13. All eommon driveways shall meet the r-e"ir-efnen�s of 11 6C; 2 D ifieluding a per-pet, ifigfess,legr-ess easefnefft being filed with the Ada Gotm�y ReeE)Fder-,whieh shall iflelude-a e"ipfnent. C. PUBLIC- mlonva DEp♦nT-I%IE T- xrr Site Speeifie Conditions of Approval- z. o 0 bttildifig lets. Mains sheuld be eefistnueted ift Right ef Ala-y and serviee lines ex4eaded within eommon,drives through Right f Way to setwe eaeh let 2. Sheet PP2.3 shows a sewer-main being ex4efided t4ough a eefumon lot a-ad paft of residential Wilding let. Sewef mains shetild not be ex4efided thfotigh these areas. Reeenfigtwe so sewer-mains o leeated i Right f Way, > flow, etiffen4ly does net meet this fe"ir-ement, 4. Sewer sef=viee lines should not mn tl„-ettg1, i f;ltf do t,-o,,,.h 5. Wa4er-mains should fiet be mn in eommeft driveways to sefve bttilding lets. Mains shetild eefistraeted ift Right of Way and sen,iee lines extended within eaffifflon dfives Of:thfough Right f Way to serwe eaeh let 6. Wa4er-m ' ' ot listed on the plans. The watef main in NE)i4h Gr-a-md Lakes W should be 12" diameteF. 7. Remove water main in Sunday Loop (alley). Place water mains in the Right of Way and nj sey-viee lines lo eaeh house in the alley. Page 26 S. Eaeh phase will need to have water-modeling eompleted to verify filinimu fne4 f r each phase General Conditions of Approval 1. Appliean4 sha4l eeefdineAe water-and sewer-main size and r-otAing with the Pttblie Wor-ks provide set=viee outside of a publie right of way. Minipfflim eover-ever-sewer-Mains is thfee feet, if eover-fr-em top ef pipe to stib gr-ade is less than thfee feet than aRefnate matefials shall 2. Per-Meridian City Code(NIGG),the appliea-at shall be r-espensible to insta4l sewer-a-ad wa agr-eemef4 for-ifi fT- stFuettwe onha-n efnent .Tarr 4 6 c right of way(inelude all w4er-set=viees and hydrants). The easefnefft wiEhhs shall be 20 feet wide for-a single utility, or-30 feet wide for-�wo. The easemeffts shall not be de -Atedd 4,4ia fofms. The easemefft shall be gr-aphieally depieted on the plat for-f:efer-efiee puToses. Submit prepared by an Mahe Lieensed Pfefessieoa4 Land Surveyor-,w-hieh ffmst inelude the area o (mafked EXHIBIT B) f,.,eyiew BotL, exhibits,ti, ,st be sealed, a-R dated 1.,.., Pfefessional Land Surveyef. DO NOT RECORD. Add a note to the pla4 fefer-eneing this doeument. All easements must be >feviewed, plan appr-OVA available,4. The City of Meridian requires that presstifized irrigation systems be supplied by a year- r-ou single peifA eenneetion to the ettlinafy wa4er-system shall be r-eqttir-ed. if a single point 5. All existing struettifes that afe r-eqttifed to be removed shall be pfier-to sign&Wfe on the fi plat by the City Engineer, A"stmetufes tha4 afe allowed to r-emain shall be sublieet to > > laterals, > > , ef:ossifig or-laying adjaeefit and eefitiguous to the afea being subdivided shall be addr-essea per-UDC 11 3A 6. In per-fefming stieh work,the appliewit shall eemply with idahe Code 4 2 Resour-ees. The Developer's Engineer-shall provide a sta4efnen�addressing Whether-there afe Page 27 any existing wells in the developmefA, and if >how they will eef4ifffle to be used, 9. Stfeet signs are to be in plaee, sanitary sewer a-ad wa4er syslem shall be approved an aetiva4ed,read base approved by the Ada County Highway Distriet and the Final Plat for this 8. Afty existing septie systems within this projeet shall be removed ffem serviee per Gi 0 ,;will be r-e"ired for all uneempleted feneing> •, fees, prior te signattire on the final plat !I. All improvernefAs related to publie life, safety and health shall be eompleted prior-to oeeupa-ney of the stFuetufes. Where approved by the City Engineer, an&�N%ef:may post inspeetion > approval letter, Permitting that may be required by the Afmy Gefps ef Engineers. 15. Developer sha4l eeer-dinate mailbox leea4iefis with the Meridian Post Offiee, 16. Compaetion test results shall be submit4ed te the Meridian Building Departmefft for-all with the Amerieans with Disabilities Aet a-ad the Fair-Housing Aet.-. 17. The desigga efigifteer shall be r-e"ired te eertify that the street eefiter-lifie elevations are se miftimum of 3 feet above the highest established pea-k greundwater eleva4ion. This is to drainage faeility within this pfE)j eet tha4 do not fall tmder-the jurisdietion of an iffiga4io installed ift aeeerdariee with the approved desigga plans. This eertifieation will per the City of Meridian AutoGAD standards. These r-eeord drawings ffms!be r-eeeived- projeet. 20. A stfeet li&plan will need to be ineluded in the eivil eonstruetion plans. Stfeet li&p requirements are listed in seetien 6 5 of the lrapfeveraen4 Standards fer Street LigWifig. A Page 28 amoui#of 0 of infr-astmettife pr-ier-to fina4 pla4 sipatufe. This siffet-y will be verified by a line item ees for-dur-ation of two yeafs. This sur-ety will be verified by a lifie item eest estimate provided by the owfier-to the City. The sur-ety ea*be posted ift the fofm of an iffeveeable leffer- D. MERIDIAN FIRE DEPARTMENT https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=239381&dbid=0&repo=MeridianC hty E. MERIDIAN POLICE DEPARTMENT https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=239381&dbid=0&repo=MeridianC F. SETTLLERS IRRIGATION https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=239143&dbid=0&repo=MeridianC ity G. NAMPA&MERIDIAN IRRIGATION DISTRICT https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=240462&dbid=0&repo=MeridianC hty H. COMPASS https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=240472&dbid=0&repo=MeridianC iv I. DEPARTMENT OF ENVIRONMENTAL QUALITY https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=239400&dbid=0&repo=MeridianC iv Page 29 IX. FINDINGS A. ANNEXATION AND/OR REZONE (UDC 11-5B-3E) Required 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 and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Commission finds annexation of the subject site with an R-8 zoning designation is consistent with the Comprehensive Plan MDR FLUM designation for this property, if the Applicant complies with the provisions in Section VII. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission finds the lot sizes and layout proposed will be consistent with the purpose statement of the residential districts in that housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds that the proposed zoning map amendment would be detrimental to the public health, safety, or welfare. Commission recommends Council consider any oral or written testimony that may be provided when determining this finding. 4. 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 Commission finds that the proposed zoning amendment could result in adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city Commission finds the proposed annexation is not in the best interest of the City. B. PRELIMINARY PLAT(UDC 11-611-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Commission finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VII. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Commission finds public services may not be available to the subject property and will not be adequate to accommodate the proposed development. Page 30 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Commission finds the proposed plat is not in substantial conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development will be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) There are several laterals along the property that will be piped, but are not natural features. According to the landscape plan, there are no healthy trees onsite meeting the requirements for preservation. Page 31