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Jump Creek South PP H-2022-0006 Findings CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC� f IDIAN;.-- AND DECISION&ORDER p H In the Matter of the Request for Preliminary Plat Consisting of 20 Single-Family Residential Lots and 4 Common Lots on 3.57 Acres of Land in the R-8 Zoning District,by Kent Brown. Case No(s). H-2022-0006 For the City Council Hearing Date of. June 28,2022 (Findings on July 12, 2022) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of June 28,2022, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of June 28,2022, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of June 28,2022, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of June 28,2022,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 as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 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. 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 Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of June 28,2022, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(JUMP CREEK SOUTH PRELIMINARY PLAT-FILE#H-2022-0066) - 1 - reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order 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 preliminary plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of June 28,2022, 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 11-6B-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 11- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. 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 six(6)month approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(JUMP CREEK SOUTH PRELIMINARY PLAT-FILE#H-2022-0066) -2- period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of June 28,2022 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(JUMP CREEK SOUTH PRELIMINARY PLAT-FILE#H-2022-0066) -3- By action of the City Council at its regular meeting held on the 12th day of July 2022. COUNCIL PRESIDENT BRAD HOAGLUN VOTED COUNCIL VICE PRESIDENT JOE BORTON VOTED COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER TREG BERNT VOTED COUNCIL MEMBER LIZ STRADER VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 7-12-2022 Attest: Chris Johnson 7-12-2022 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 7-12-2022 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(JUMP CREEK SOUTH PRELIMINARY PLAT-FILE#H-2022-0066) -4- EXHIBIT A STAFF REPORT lc� E IDIAN -- COM M UNI TY DEVEL OPM ENT DEPARTM ENT HEARING 6/28/2022 DATE: �� - F<ec- !oca or TO: Mayor& City Counci I FROM: Alan Tiefenbach — I _ - 208-884-5533 -14 ;OR ' � E SUBJECT: PP- H-2022-0006 W-'M-CMI Jump Creek South Prel i mi nary R at LOCATION: The site is located at the northwest corner of W. McMillian Rd. and N. Black Cat - Rd. on Parcel SO428449525 in the SE'/4 of the SE'/4 of section 28, Tow nshi p 4N, Range 1 W. 1. PROJECT DESCRIPTION Request for a preliminary plat consisting of 20 single-family residential lots and 4 common lots on 3.57 acres of land in the R-8 zoning district, by Kent Brown. 11. SUMMARY OF REPORT A. Project Summary Description Details Acreage 3.57 acres Future Land Use Designation Medium Density Residential 3-8 du/acre Existing Land Use(s) Vacant Proposed Land Use(s) Single Family Residential Lots(#and type; bldg./common) 20 building lots, and 4 common lots. Phasing Ran (#of phases) 1 phase Number of Residential Units(type 20 of units) Density(gross& net) 5.6 du/ac Open Space(acres,total Not required for properties less than 5 acres, but 15.73%of [%]/buffer/qualified) open space was provided with the Jump Creek Development Agreement, which governs this property. Amenities Numerous amenities are included with the larger Jump Creek development. Physical Features(waterways, The West Tap Lateral traverses a small portion on the hazards,flood plain, hillside) southeast Neighborhood meeting date; #of December 21, 2021, no attendees attendees: Page 1 Description Details History (previous approvals) AZ-14-011, PP-14-013, DA instr. 2014-105206, FP-2022- 0004 B. Community Metrics Description 1 Details Ada County Highway District I • Staff report(yes/no) I No Access(Arterial/Collectors/State There are multiple points of access, but primary access Hwy/Local)(Existing and Proposed) occurs via W. Daphne Street from N. Black Cat Rd. Stub Street/Interconnectivity/Cross No stubs required. Access Existing Road Network N. Black Cat Rd and W. McMillian Rd, numerous internal roads. Existing Arterial Sidewalks/ There is an existing 5 ft.wide detached sidewalk and 25 ft. Buffers wide buffer along N. Black Cat Rd.A 5 ft. wide sidewalk and buffer along W. McMillian Rd.was approved with the Jump Creek development but is not yet installed along the southern perimeter of the subject property. Proposed Road Improvements Required road improvements have already occurred with Jump Creek No 1 through 6. Fire Service No comments, property will be serviced by Fire Station 7 when completed in 2023. Police Service • No comments Wastewater • Flow is committed Water • Distance to Water Services 0 • Pressure Zone 1 • Water Quality No concerns • Project Consistent with Yes Water Master Plan • Comments • Encase water main with steel sleeve when crossing the west Tap Subl ateri al pi pi ng or open channel. • Water main sizes were not provided.Al I mains were modeled as 8" Page 2 ■ ��I 11 7�7 � � •.IF s ��IIIIII��n111� 1111111111 III 11�11 I��'' Ill�iiii��i IiYilll""- : _ _ n �� `�`•}�•i' I.. 1ol111— IIINIIIiIi�ii _ _ �lij 16, IIIAl11All 11_MA!11111 °s--"- -- ' � IIIAIII , a 4�'�I'IIN — ��Ilil�r+slr��ll z� '� �iii . • 11 ,-'- — IIIIII�AI�IINHI� �IIIIII;II� i 111 1 - 2 IIIIIINNIII,.� IIIII Ill�lillllll NNuulllll 1111 �111 �—IIIII—�-2 11�II�.• L'A - I' , y'I� III[' i`— i I' _ 1��= � i^II_- yll= _ � •IWI. •ill;'. I+ 1~ -- ,;I. +y — � �'111111�N�,�w�llnl 6 IIIII ;:I- �F •I~rlsl-• +;� " '*,', — � IIN�'11'll� II �n11111f11�1��AlAN� ,,I,1, � ,.L.. •� = �H1111 j�N ll�' BY F��i�iNlIIIII 1��' � — 11_II_AIII�IIiiNlllll p "�,il� •. - f- 1 RI�A� a : ' 1111111111 � ' N11� I'IiGii11111111 _ � �_ N I I�YIIYYI iYilil• � � GIs �_ III_ ne __ _ = C Illnlll uiu _ ■rs..y ears.■ - - n�IIIIII.'i i rwslr�a�au ' I :I 111111 - 1lSIAi NI�111 . �I11 11111l1i�1 �InuNNl�s _ 11 I �I�IINnI „ AMR mll 1 11 _NRHII!!II IIIII 1� �11111iga1 NNuuuul AIAM�I N� 1 11 aim 11 111 II III Ilikin _ _ , , .�.,I11111 __ yH1 11�1�I11111111 y w 11"1 '1111 11 1�-- =h IIIII � 11N�'1N1�� n� � �I �a �=i11111111 1��AIANi s 0IM "S IIIII = R II "�'� �I''M' I�AIi. IYIhtil� ` IIIII = IY �I — III�IM � ;NIIIII __ - ,. OEM 111. APPLICANT INFORMATION A. Applicant Representative: Kent Brown—3161 E. Spri ngwood Dr, M eri di an, I D 83642 B. Owner: Corey Barton, Endurance Hol di ngs—1977 E. Overland Rd., Meridian, ID 83642 IV. NOTICING Planning & Zoning City Council Posting Date Posting Date Newspaper Notification 5/12/2022 Radius notification mailed to properti es withi n 300 feet 5/13/2022 Nextdoor posting 5/13/2022 Si gn Posting 5/23/22 V. STAFF ANALYSIS An annexation, preliminary plat, and development agreement was approved by City Council in November of 2014 for the Jump Creek Subdivision, which included this property (AZ-14-011, PP-14- 013, DA i nstr. 2014-105206). The approved proj ect al I owed 318 si ngl e fami I y I ots and two multifamily lots on 85.9acres. Six final pl ats total i ng 308total lots, including seven (7) multi-family lots have been approved by the Council to date. In May of 2021, the Planning Commission approved a conditional use permit for the first seven fourplexes(Jump Creek North Fourplex CUP, H-2021-0018). During review of the project, it was discovered that Jump Creek No 4., the final plat intended for the f ourpl exes, was platted as individual I ots for each fourplex, whereas the preliminary plat approved one multi-family lot. Further,the applicant intends to subdi vi de the other multi-family lot approved with the preliminary plat in the same manner, which exceeds the number of lots approved with the original Jump Creek preliminary pl at. Staff di scussed thi s i ssue wi th the appl i cant, and the agreed upon sol uti on was that the appl i cant would move forward with Phase 6 f or 44 si ngl e f ami I y I ots(approved by City Council on May 18, 2022) and Phase 7 for 12 fourplex lots. The remaining 3.57 acres(the subject property, which was i n i ti al I y anti ci pated as Jump Creek No. 8)wi I I be pl atted as 20 addi ti onal I ots as a new prel i mi nary plat. It is important to note that although the total number of lots is morethan was approved with the initial Jump Creek Subdivision, the total number of units(318 singlefamily and 19 fourplexes) and configuration i s t he sam e as what was approved. Page 4 A. Future Land Use Map Designation (https://www.meridiancity.org/compplan) The property is designated " Medium Density Residential" (MDR)on the f uture land use map. The MDR designation allows smaller lotsfor residential purposeswithin City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units per acre. The subject property was initially approved for 318singlefamily lot and 19fourplexeson 85.9 acres,which is a gross density of 4.59 dwelling units per acre. Although the number of lots will increase by 20, the number of units and density will remain the same. This is consistent with the M DR I and use desi gnati on. B. Zoni ng: The subject property is zoned R-8. The R-8 zoni ng district requi res a mi ni mum lot size of 4,000 sq. ft. and mi ni mum street f rontage of 40 ft. The prel i mi nary pl at shows the smal I est I of bei ng 5,000 sq.ft. and mi ni mum street frontages of 50 ft. C. Comprehensive Plan Policies(https:Ilwww.meridianeiiy.or /�pplan): • Encourage di verse housi ng opti ons suitabl e for vari ous i ncome I evel s, househol d si zes, and lifestyle preferences. (2.01.01) This project proposes 20 additional single family units in a development of 318 single family units and 72 fourplex units. This increases the diversity in housing and meets the needs, preferences, and financial capabilities of Meridian's present and future residents. • Encourage a variety of housing types that meet the needs, preferences, and financial capabi I i ti es of Meridian's present and future residents. (2.01.02D) The applicant is developing a mixed housing residential development consisting ofprimarily medium density single-family and multi family units, consistent with this goal. The multifamily developments are being evaluated with future conditional use permit applications. • Encourage the development of high quality, dense residential and mixed use areas near i n and around Downtown, near employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. The development provides 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 urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities. (3.03.03F) City services were required to be extended to the properties upon development in accord with UDC 11- 3A- 21. Infrastructure was constructed with phases 1, 2, and 3. No additional infrastructure is required with this proposal. Page 5 • Permit new development only where it can be adequately served by critical public faci I ities and urban services at the time of final approval, and in accord with any adopted I evel s of service for pu bl i c f aci I i ti es and services. (3.03.03F) This proposal was referred to fire and police services as well as WASD. There were no additional comments beyond what were listed with the preliminary plat and final plat. • Require open space areas within all residential development. (6.01.01A) The development agreement approved with the annexation required 15%total open space, and 15.3%was provided with the total development. The lot size, area and open space configuration included with this preliminary plat matches what was approved with the initial approval. • With new subdivision plats, requi re the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open spacewith quality amenities." (2.02.01A) The proposed plat depicts 5 ft. wide detached sidewalks on both sides of roads internal to the subdivision. Multiple pedestrian connections were approved throughout the initial Jump Creek development including several connections into the Oaks North project to the east.A 5 ft. wide detached sidewalk and 25 ft. wide buffer has already been constructed along N. Black Cat Rd. A landscape buffer and 5 ft. wide detached sidewalk exists to the west of this subject property; the applicant will be required to complete these improvements as a condition of approval of this preliminary plat. D. Existing StructureslSite Improvements: The property is presently vacant. E Proposed Use Analysis: Single-family dwellings are listed asaprincipal permitted usein the R-8zoning districtsin 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 I i sted in U DC Tabl e 11-2A-6 for the R-8 district.All proposed I ots 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 lengthsfor residential subdivisions. Staff has reviewed the submitted plat for conformance wi th these regulations. The intent of thi s secti on of code i s to ensure block I engths 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. There is one common driveway serving Lots 30 and 31 of Block 20. This driveway connects to the future fourpl exes i n Jump Creek Fi I i ng 7 and wi I I serve as secondary emergency access.As this would be a driveway and not a street, staff has added a condition that the common driveway shall be gated from the multifamily portion of the site(Filing 7). Such gate shall meet all requirements of Meridian Fire but shall not obstruct pedestrian access. Page 6 G. Access(UDC 11-3A-3): All accesses were previously approved with the Jump Creek preliminary plat. ACHD has responded that they had reviewed and approved the Jump Creek Subdivision in 2014 and the site- specific conditions of approval for Jump Creek South apply to this project. 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 attached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. I. Pathways( UDC 11-3A-8): There i s an exi sti ng 5' wi de detached si dewal k al ong N. BI ack Cat Rd, at the eastern peri meter of the subj ect property as wel I as a 5 ft. detached si dewal k al ong W. M cM i I I i an Rd west of the subject property. The applicant will be required to complete this sidewalk with this project. Multiple pedestrian connections were approved throughout the initial Jump Creek development including several connections into the Oaks North project to the east. No additional pathways are required or proposed with this plat. All of the pedestrian connections must comply with the standards set forth in UDC 11-3A-8 and UDC 11-3B-12. Si dewal ks(UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17. K. Landscaping (UDC11-3B): UDC 11-2A-6 requires a 25 ft. wide buffers along arterial roads(W. McMillian Rd.). This buffer is indicated on the landscape plan.All pathways and micro-pathways meet the requi rements of UDC 11-3B including landscape strips of at least 5 ft. in width on either side and one tree per 100 Iinearfeet. A drainage facility isindicated in Lot 15, Block 20; this lot shall be landscaped as required per UDC 11-3B-11. The landscape plan does not indicate whether there are healthy existing trees meeting the preservation requirementson the property. With thesubmittal of thefinal plat theapplicant should submit a revised landscape plan that detailsany mitigation plan outlined by the developer and the City Arborist. L. Qualified Open Space(UDC 11-3G): The subject property is 3.57 acres, which would exempt it from the common open space requirements of UDC 11-3G. However, this property is included in the Jump Creek Development Agreement which requires 15.73%open space, including numerous drainage lots, 50%of the arterial street buffers, collector street buffers, micropath lots, and passive open space in various sizes. The preliminary plat as proposed matches what was approved with the original Jump Creek Preliminary Rat in regard to lot size, configuration, and open space. M. QualifiedSiteAmenities(UDC 11-3G): During the approval process for the enti re Jump Creek Subdivision (which included the subj ect property), approved amenities included three tot lots, an integrated pathway system, extension of the Meridian Pathway system and 5%additional open space. Most amenities have already been constructed with the previous phases and two additional amenitieswere required with the conditional use permit that was approved for the first multifamily phase. As this current Page 7 preliminary plat is part of the approved Jump Creek development agreement and is proposed with the same design and number of lots as what was approved, additional amenities are required. N. Waterways(UDC 11-3A-6): The West Tap Sublateral clips the northeastern corner of Lot 31, Block 20. Per UDC, 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. O. Fencing (UDC 11-3A-6, 11-3A-7): The I andscape pl an i ncl udes a fenci ng pl an. The pl an i ncl udes 6 ft. hi gh vi nyl f enci ng al ong the western peri phery of the si te, al ong the si de of resi denti al I ots adj acent to i nternal roads, and rear of the resi denti al I ots adj acent to W. M cM i I I an Rd (but outsi de of the requi red I andscape buffers). 4 ft. high vi nyl fenci ng i s shown al ong at least one side of common open spaces and both sides of pathways and mi cro-pathways. The fenci ng appears to meet the requi rements of 11-3A-6 and 11- 3A-7. P. Utilities(UDC 11-3A-21): Public services are available to accommodate the proposed development and most utilities have already been installed. Q. Building Elevations(UDC 11-3A-19 l Architectural Standards Manual): Building elevations were submitted and approved with the initial annexation and development agreement. The Appl icant submitted the same approved elevations. Per the approved Jump Creek Development Agreement, all homes adjacent to McMillan Road shall incorporate a mix of materials, windows and decorative trim, pop-outs, covered porches and two variations in the roof I i nes to provi de arti cul ati on and modul ati on to the si de and rear f acades that f ace the arteri al and col I ector streets. VI. DECISION A. Staff: 1. Staff recommends approval of the requested preliminary plat with the conditions noted in Section VIII. per the Findings in Section IX. Page 8 B. The Meridian Planning & Zoning Commission heard this item on June 2, 2022.At the public hearing. the Commission moved to approve the subi ect preliminary plat request. 1. Summary of the Commission public hearing: a. In favor: Kent Brown b. In opposition: None c. Commenting: Kent Brown d. Written testimony: None e. Staff presenti ng appl i cati on: Al an Ti of enbach f. Other Staff commenting on application: None 2. Key i ssue(s)of pubs i c testi mono_ : a. None 3. Key issue(s)of discussion by Commission: a. None 4. Commission changes)to Staff recommendation: a. None C. The M eri di an City Counci I heard thi s i tern on June 28,2022.At the pubs i c heari ng, the Counci I moved to approve the subi ect prel i mi nary .plat request. 1. Summary of the Ci tv Counci I publ i c hearing: a. In favor: Kent Brown b. In opposition: None C. Commenting: Kent Brown d. Written testimony: None e. Staff presenting application: Alan Ti of enbach f. Other Staff commenting on application: None 2. Key i ssue(s)of pubs i c testi mono: a. None 3. Key i ssue(s)of di scussi on by Ci tv Counci 1. a. None 4. City Council change(s)to Commission recommendation: a. None Page 9 Am mu amomm, filing I LIM MMM �NoMmmsv- , W7�T�.A.■.,.YrT� se :13 � rt,R iyy■.r�Y.. --- .■Tw Ti.Aw.w■ .�i�i�rrw.■.u.i --- ■4A.■.wr�.i��r.�i-■wrrr��r■.■.w■.�- Im .■`li�ii■a� mmommom-mm S B. "Proposed" Jump Creek South Preliminary Rat (date: 9/24/2021) — - -- 1 `�� --� �� ✓ w inacnH sT k� Ld a�\ h Ala — i 1 C � - I I I � � •K J -� - I � i I ' : �u� — -' '}:mob... ..a.•.,�...;,.:...s .�#. _ —— W C. Proposed Landscape Plan (Date: November 11/2/2020) PHA.^.E 6 LIMIT." LANDSCAPE s PiNSE6 LIMFf3 m PLANT SCH 717-1 7t--'--if— W.JUMP CRE�IC oR._ it= --�--=--�--=-� �:.�. •� ia�nuu�•ecesxppnt�a I " ;i .'�• ,ice I � I .��'-. �_ �� — aeu AM f WNE)SCAPE PLAN-AREA ONE Page 11 I..iN `=t-E E LIMITS FL 4. 1 • � —— Willi I} — 7' t I 4—ILm-��SHEET L7.12 4RTmpw-3S.51ET LT.1, .s.• r —_—— w +j E x•:. ?' -� �� , i it it �`� h"� ! �I i�''•�� - �1LANC6CAPE PLAN -AREA 7WO xrn r n x W.JUMP CREE dR. • I U rf ------ ----------� ----- kaPi.711 NF.-9F.E S4MI1,13 I i .M� MIX Y IIWN❑SCAPE PLAN - AREA THREE Page 12 1 _ � 6L4Ttl� E.9�ffiEET LI�� -J�� YAISJI�•�EE1 LL 19 - �L �iirr-r�.rr � 1 I I( 11 Ir I i i i F 1 E G"ST. I � a ter_ �- N ROAD 1 W.I.CMILLA.N RCLAO I .PNh"E 5 LIMR3— 1 NI ANI•]ArAPF PI AN -ARFA FN IR 1^ Page 13 VI 11. AGENCY COM M ENTS& CONDI TI ONS A. PLANNING DIVISION 1. The Preliminary Plat included in Section VI, is approved with the following revisions: a. Add date to the plat. b. Revise Preliminary Rat name to read "Jump Creek South Subdivision. 2. The Landscape Ran included in Section V I, dated 11/2/2020, is approved with the addition that the I andscape pl an shal I i ndi cate whether there are healthy exi sti ng trees meeti ng the preservation requirements on the property. 3. Unimproved right of way along W. McMillan Rd shall be improved as required per UDC 11- 313-7C.5 4. The common dri veway servi ng Lots 30 and 31 of BI ock 20 shal I be gated from the multifamily portion of the devel opment (Filing 7). Such gate shall meet all requi rements of Meridian Fire but shall not obstruct pedestrian access.A common driveway exhibit meeting the requi rements of U DC 11-6C-3-D shal I be provi ded at ti me of fi nal pl at. 5. The appl i cant i s to meet al I terms of the approved annexati on (AZ-14-011) and devel opment agreement (Instrument#2014-105206)for this development. 6. The applicant shall comply with al provisions of 11-3A-3 with regard to access to streets. 7. The development shall comply with standards and installation for landscaping as set forth in UDC 11-313-5 and mai ntenance thereof asset forth in UDC 11-313-13. 8. Al I homes adj acent to M cM i I I an Road shal I i ncorporate a mi x of materi al s, wi ndows and decorati ve tri m, pop-outs, covered porches and two vari ati ons i n the roof I i nes to provi de arti cul ati on and modul ati on to the si de and rear facades that face the arteri al and col I ector streets per Development Agreement I nstr. 2014-105206. 9. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth i n UDC 11-3A-7A7, 11-3A-8 and 11-313-12C. 10. 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-6B, as applicable. 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. 12. Off-street parking is required to be provided in accord with the standards I i sted in UDC Table 11-3C-6 for single-family attached dwellings based on the number of bedrooms per unit. 13. All ditchesshall comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, asset forth in UDC 11-3A-6 unless waived by City Council. 14. The Applicant shall have a maxi mum of two (2) years to obtain City Engineer's signature on afinal plat in accord with UDC 11-613-7. 15. The Applicant shall comply with all conditionsof ACHD. Page 14 B. PUBLIC WORKS DEPARTMENT Site Specific Conditions of Approval 1. The geotechnical investigative report prepared by SITE Consulting, LLC indicates some very specific construction considerations. The applicant shall be responsible for the adherence of these recommendati ons to hel p ensure that groundwater does not become a problem withi n crawl spaces of homes. 2. Encase water main with steel sleeve when crossing the West Tap Subl ateral piping or open channel. 3. Water mai n sizes were not provi ded, al I mai ns were model ed at 8' i nch di ameter. 4. An access roadway to manhole SSMH C3 must meet City standards. General Conditionsof Approval 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 requi red to provide service outside of a publ i c right-of-way. Minimum cover over sewer mains i s three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformanceof City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC), the applicant shall be responsi bl e to install sewer and water mai ns to and through this development. Applicant maybe eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The appl i cant shal I provi de easement(s)f or al I publ i c water/sewer mai ns outsi de of publ i c ri ght of way (i ncl ude al I water services and hydrants). The easement widths shal I be 20-feet wide for a si ngl e uti I ity, or 30-feet wide for two. The easements shal I not be dedi cated vi a the pl at, 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 avai I abl e f rom Publ i c Works), a I egal descri pti on prepared by an I daho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat ref erenci ng this document. AI I easements must be submitted, reviewed, and approved prior to development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by ayear-round source of water (MCC 9-1-28.C). The applicant should be required to use any existing surf ace or wet I water f or the pri mary source. I f a surface or wet I source i s not avai I abl e, a si ngl e-poi nt connecti on to the cul i nary water system shal I be requi red. If a si ngl e-poi nt connecti on i s uti I i zed, the developer w i I I be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. Al I exi sti ng structures that are requi red to be removed shal I be pri or to si gnature on the fi nal pl at by the Ci ty Engi neer. Any structures that are al I owed to remai n shal I be subj ect to eval uati on and possible reassignment of street addressing to be in compliance with MCC. Page 15 6. All irrigation ditches, canals, I ateral s, or drains, exclusive of natural waterways, intersecting, crossing or I ayi ng adjacent and contiguous to the area being subdivided shal I be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code42-1207 and any other appl i cabl e I aw or regul ati on. 7. Any wet I s that wi I I not conti nue to be used must be properl y abandoned accordi ng to I daho Wet I Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the devel opment, and if so, how they wi I I conti nue to be used, or provi de record of thei r abandonment. 8. Any existing septic systemswithin this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and i nspecti ons(208)375-5211. 9. Street si gns are to be i n pl ace, sanitary sewer and water system shal I be approved and acti vated, 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. 10. A I etter of credit or cash surety i n the amount of 110%wi I I be requi red for al I uncompl eted f enci ng, I andscapi ng, ameni ti es, etc., pri or to si gnature on the f i nal pl at. 11. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engi neer, an owner may post a performance surety f or such i mprovements i n order to obtai n Ci ty Engi neer si gnature on the f i nal pl at as set forth i n UDC 11-5C-3B. 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. 13. It shall be the responsibility of the applicant to ensurethat all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Appl i cant shal I be responsi bl e f or appl i cati on and compl i ance wi th any Secti on 404 Permi tti ng that may be requi red by the Army Corps of Engi neers. 15. Devel oper shal I coordi nate mai I box I ocati ons with the M eri di an Post Off i ce. 16. 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. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This isto ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The appl i cants desi gn engi neer shal I be responsi bl e for i nspecti on of al I i rri gati on and/or d rai nage f aci I i ty within this project that do not fall under the j u ri sdi cti on of an irrigation district or ACHD. The design engineer shall provide certification that the f aci I i ti es have been installed in Page 16 accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 19. At the completion of the project, the applicant shal I 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. 20. A street I i ght plan wi I I need to be included in the ci vi I construction plans. Street I i ght plan requirements are I i sted in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.orublic_works.aspx?id=272. 21. 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 i n the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more i nformati on at 887-2211. 22. 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 two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more i nformati on at 887-2211. C. ACH D https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=262186&dbid=0&repo=MeridianC hty D. DEPARTMENT OF ENVIRONMENTAL QUALITY https://weblink.meridiancity.or lWebLink/DocView.aspx?id=261512&dbid=0&repo=MeridianC iv Page 17 IX. FINDINGS A. PRELIMINARY PLAT (UDC 11-613-6) I n consi derati on of a prel i mi nary pl at, combi ned prel i mi nary and f i nal pl at, or short pl at, the deci si on-maki ng body shal I make the fol Iowi ng f i ndi ngs: (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) 1. The plat is in conf ormance wi th the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Council 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 avai I abl e or can be made avai I abl a and are adequate to accommodate the proposed development; Council finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformancewith scheduled public improvements in accord with the city's capital improvement program; Council finds the proposed plat is 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; Council 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 Council finds the proposed development will not 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) The West Tap Sublateral clips the northeastern portion of the property, but there are no natural features. According to the landscape plan, there are no healthy trees onsite meeting the requirements for preservation. Page 18