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CC - Applicant letter to Council 4-5 Wk2 Gkour, — March 281", 2022 Alan Tiefenbach Associate Planner City of Meridian 33 E Broadway Ave., Ste. 102 Meridian, ID RE: Jamestown Ranch Subdivision AZ,PP H-2021-0074 Dear Alan, In response to feedback from the Meridian Planning&Zoning Commission and City Staff,we want to take this opportunity to provide City Council with additional information regarding the Jamestown Ranch development. Since the submission of our original application, we have made the following revisions to the Jamestown Ranch Preliminary Plat: 1. Removed 5 common drives & replaced with knuckles; 2. New open space (2 new parks, removed 1 lot); 3. Added 5 pedestrian micro-paths; 4. Added bulb-outs for traffic calming; 5. Revised parking at clubhouses; and 6. Replaced frontage sidewalks with multi-use paths. U 7 8 ——— 26 22 62 30 29 K 23 60 21 20 i 59 C MT SUNDAYLOOWW O O BLOCK 8 LU BLOCK 9 Q o w 1 �� C3 - o o S0 8 57 46 `.`. 56 55 00 -14 . Page 1 of 9 Each of these changes is detailed below. 1. Replaced common drives with knuckles.The Commission expressed concern that our original plat included too many common drives and that they would prefer to see more knuckles. As a result of their comments, we have replaced 5 common drives with knuckles. Of the 7 remaining common drives, 4 of them now include micro-paths for better connection through the development and the other 3 are short and only serve two lots. r 1_ — --- _ ---- ` ---_ _ O O O ® O®® 0 q e_r • t'_II 1 W O '° >s a Imo" _.ii O u O sa© � ® O • � O° ( � �' � Oc O ® 0 0 uY r O 0 O O e 4 6 O r E O 5 O 4'rEb O O © s O ® © ® © r � ara O....., � •v,�a-v'�: � � ; '.....— .. ses•z SEzsz ez• — _ —_—_ ——— ——— ` • � 2. Two New Parks. As we worked through the preliminary plat changes in response to the Commission and Planning Staff, we saw an opportunity to increase our open space in the market rate section of the site plan through the addition of two parks (removed one lot). One new park is located on the east side off of Wheel Horse St.The other is located on the west side off of Marla Way.These new parks provide the perimeter areas with easily accessible green space. -- - - --- I .I• I � a 14 • 4 bb&6 24 I 59 BLOCK 6. LL n i Page 2 of 9 3. Added Pedestrian Paths.As requested by Commission and Planning Staff, we have added S new micro-paths throughout the development.These pathways greatly increase the walkability within the development and connectivity to the multi-use pathways along McMillan and Black Cat. --_- �. - - �_ O91 OQOO. ® O i' OC � OIIi9l © iOUGIuvU � Ox0 al ` 17 O � _ � O (O� C� (vim r;�7s — © •0 I � Lv ©C ®' ®' O ®q • O O '' II --• ��_ s� � i © I C3, � � C. -O a.wox ii I — 9 &A r 7 s p 0 5' b Oj u J rI O—d F 4. Added Bulb-outs For Traffic Calming. Due to the length of several of our road segments, we have added bulb-outs to calm traffic.The addition of these bulb-outs also enabled us to provide more clearly marked pedestrian crosswalks. w BLOCK 8 BLOCK IL Ak ca 23 31 12 10 DOCTOR BRUNN L BLOCK 1 . . 14 n BLOCK 7 Page 3 of 9 5. Revised parking at clubhouses.We revised our parking for our clubhouses.The new parking lot allows clubhouse users to safely park off the street while enjoying the amenities. P H AS SUNDAY LOOP I 1 i I .l io 1 .` 2 3 BRAN' LN J I. . 6. Replaced frontage sidewalks with multi-use paths. During our discussion with Planning Staff, we learned that detached 10' paved multi-use pathways are preferred over 5' sidewalks along both McMillan and Black Cat.This was also recommended in the ACHD report as a traffic mitigation measure along McMillan. L II ' Q l /MCMILLAN_RD _N89°35'51 "W - __ _ " a Z J _ TOR of---^- —TOP TOP- EF- T --EP-- p - ��. �h — — — _ 63.0 O 5 � 8 5 O O 41 i 00 44 45 46 < 49 Ui I w Additional Commission Comments-Traffic. One additional item raised by the Commission relates to roadway improvements in the McMillan and Black Cat corridors.The McMillan/Black Cat intersection is scheduled to be improved this year,which will greatly improve traffic flow along these two streets. ACHD's Master Street Map (MSM) constrains McMillan to three lanes at full build-out. ACHD has approved the following alternative mitigation measures within 1.5 miles of our project that we will complete: • construct a dedicated westbound left-turn lane for site access, allowing this segment of McMillan Road to function as a 3-lane minor arterial, • construct a 10' detached multi-use pathway along McMillan, • contribute to pedestrian crossing features for the future Black Cat and McMillan roundabout, and Page 4 of 9 • install 3"yellow reflective sheeting to the existing signal backplates at the Ten Mile and McMillan intersection. In addition to these mitigation measures for McMillan, we will also complete the following to improve traffic conditions: • close the two existing driveways along McMillan, • widen the pavement abutting McMillan and Black Cat to 17'from the centerline, • position our collector road intersection with McMillan to provide more adequate spacing between our collector and the intersections of Black Cat,Joy, and San Vito, • connect the collector to the Quartet subdivision in our second phase to align with the connection by Quartet in their third phase, • construct a 10' detached multi-use pathway along Black Cat, and • the both canals outside of the Black Cat ROW to accommodate future widening. Terms and Conditions of Approval. We are in agreement with all of the recommended conditions of approval from Planning Staff, except that we request to modify or delete the following: • Modify Condition 1.c: Required frontage improvements along N. Black Cat Rd including pathways, detached sidewalk, landscape buffers and left turn lane shall be constructed with the first phase of development, and those along W. McMillan Rd shall be constructed with its associated phase of development. • Delete Condition 3 Revisions completed on current Landscape Plan dated 3/25/22. • Modify Condition 4 Prior to issuance of Certificate of Occupancy/signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along W. McMillian Rd and N. Grand Lakes Wy. and N. Black Cat Rd. to the Planning Division for approval by City Council and subsequent recordation. • Note on Condition 9 We are requesting a waiver from City Council to leave the Lemp canal open along McMillan due to the size of the facility and because it will serve as linear open space. Page 5 of 9 Thank you for the opportunity to respond to Staff and Commission comments and present City Council with a much improved Jamestown Ranch subdivision. We look forward to your support and approval of Jamestown Ranch. Sincerely, Walsh Group, LLC i Ron Walsh Attachments Page 6 of 9 March 281", 2022 Wkl —W.ai.sn Gitotw — APPLICANT RESPONSE TO STAFF RECOMMENDATIONS FOR JAMESTOWN RANCH AZ,PP H-2021-0074 VIII. CITY/AGENCY COMMENTS &CONDITIONS A. PLANNING DIVISION 1. A Development Agreement( DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, 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. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA.The DA shall be signed by the property owner and returned to the Planning Division within six( 6) months of the City Council granting the annexation.The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and conceptual building elevations for the single-family dwellings included in Section VI and the provisions contained herein.AGREE. b. The rear and/or sides of 2-story structures that face N. Black Cat Rd., W. McMillian Rd and N. Grand Lakes Wy shall 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. c. Required frontage improvements along N. Black Cat Rd including pathways, detached sidewalk, landscape buffers and left turn lane shall be constructed with the first phase of development, and those along W. McMillan Rd shall be constructed with its associated phase of development. MODIFY AS NOTED COMMENT.ACHD does not require improvement of all ROW frontage in the first of multi- phased projects. We intend to construct the cul-de-sac that will provide access to the existing home that will remain in the Northeast corner with phase 2 of the development. If we constructed all of the frontage improvements along McMillan Road in the first phase of development,the existing home's driveway access onto McMillan would be removed and it would become landlocked. 2. The Preliminary Plat included in Section VI, dated °ice 3/25/22, is approved with the following revisions: CORRECTED DATE a. All utility easements reflected on the utility plan shall be included on the plat. Page 7 of 9 b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11- 3A-8. 3. , dated 9�9yq 21, shall he revised to F flee_ the rpd .....-..-ked pathway tion. ii istr-,+ d OR Exhibit n DELETE COMMENT. Revisions complete on current Landscape Plan dated 3/25/22 4. Prior to issuance of Certificate of Occupancy/signature on the final plat by the City Engineer, the applicant shall submit a public access easement for the multi-use pathway along W. McMillian Rd and N. Grand Lakes Wy. and N. Black Cat Rd.to the Planning Division for approval by City Council and subsequent recordation. MODIFY AS NOTED 5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11- 3A- 7 and 11- 3A-613, as applicable. AGREE. 6. The existing residences being retained will be required to abandon well and septic systems and connect to City water and sewer with development of the property. AGREE. 7. The applicant shall comply with all provisions of 11- 3A-3 with regard to access to streets. AGREE. 8. The development shall comply with standards and installation for landscaping as set forth in UDC 11- 313- 5 and maintenance thereof as set forth in UDC 11-313- 13. AGREE. 9. The ditches to the west, south and north shall comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6.AGREE. COMMENT. We are requesting a waiver from City Council to leave the Lemp canal open along McMillan due to the size of the facility and because it will serve as linear open space.The Lemp canal would require at least a 60" pipe to contain it. City Council has previously granted waivers of the requirement to tile the Lemp canal (see neighboring Bridgetower West subdivision). 10. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-313- 12C. AGREE. 11. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11- 6C- 3, including but not limited to driveways, easements, blocks, street buffers, and mailbox placement. AGREE. 12. 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. AGREE. 13. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and Page 8 of 9 equipment. AGRE. 14. The Applicant shall have a maximum of two (2)years to obtain City Engineer' s signature on a final plat in accord with UDC 11- 66-7. AGREE. 15. The Applicant shall comply with all conditions of ACHD. AGREE. Page 9 of 9