Jericho Subdivision TE-10-034BEFORE THE MERIDIAN CITY COUNCIL
C/C FEBRUARY 15, 2011
IN THE MATTER OF THE
REQUEST FORA 2 YEAR TIME
EXTENSION ON THE
PRELIMINARY PLAT FOR
JERICHO SUBDIVISION IN
ORDER TO OBTAIN THE CITY
ENGINEER'S SIGNATURE ON
THE FINAL PLAT, LOCATED IN
SECTION 30, T.4N., R.lE,
MERIDIAN, IDAHO
CASE NO. TE-10-034
ORDER OF CONDITIONAL
APPROVAL OF TIME EXTENSION
BY: WASHINGTON FEDERAL
SAVINGS
APPLICANT
This matter coming on regularly before the City Council on January 18 and February 15,
2011, upon the Applicant's submittal of a preliminary plat time extension application for a two
(2) year extension within which to obtain the City Engineer's signature on the final plat for
Jericho Subdivision, which preliminary plat was originally approved on March 20, 2007, as
provided in Unified Development Code § 11-6B-7C, and good cause shown.
IT IS HEREBY ORDERED THAT:
The above named Applicant, now CBH Homes, is granted an additional two (2) year
extended period of time, until September 20, 2012, within which to obtain the City
Engineer's signature on the final plat, subject to the conditions of approval as shown in
the attached Staff Report for the hearing date of February 15, 2011 incorporated by
reference.
ORDER OF CONDITIONAL APPROVAL OF TIME EXTENSION
FOR JERICHO SUBDIVISION TE-10-034
Page 1 of 2
Attached: Staff Report for the hearing date of February 15, 2011.
By the action of the City Council at its regular meeting on the day of
2011.
DATED this l day of ~,~i~~-, 2011.
Attest: "`~ ,~~~b!~~,,
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Mayor Ta de Weerd
Copy served upon the Applicant~~nning Department, Public Works Department, and City
Attorney.
BY: Dated: c) ' ~ ~ ~ /
ORDER OF CONDITIONAL APPROVAL OF TIME EXTENSION
FOR JERICHO SUBDIVISION TE-10-034
Page 2 of 2
Attached: Staff Report for the hearing date of February 15, 2011.
By the action of the City Council at its regular meeting on the day of
2011.
DATED this day of , 2011.
Attest:
Jaycee Holman, City Clerk
Mayor Tammy de Weerd
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
BY:
Dated:
ORDER OF CONDITIONAL APPROVAL OF TIME EXTENSION
FOR JERICHO SUBDIVISION TE-10-034
Page 2 of 2
Exhibit A
HEARING DATE:
TO:
February 15, 2011
(Continued from January 18, 2011)
Mayor and City Council
E IDIAN~--
IDAHO
FROM:
Bill Parsons, Associate City Planner
SUBJECT: TE-10-034 -Jericho Subdivision
I. APPLICATION SUMMARY
The applicant, Washington Federal Savings, requests approval of a second time extension for the
preliminary plat of Jericho Subdivision in order to obtain the City Engineer's signature on a final plat.
The subject Preliminary Plat consists of 68 single-family residential building lots and 6 common lots,
and 2 private streets on 9.52 acres in the R-4 and R-15 zoning districts.
The Applicant has been unable to meet the time requirements specified in Unified Development Code
(UDC) 11-6B-7, therefore a time extension is requested.
II. STAFF RECOMMENDATION
Staff recommends approval of a two year time extension to obtain the City Engineer's signature on a
final plat for Jericho Subdivision as requested by the applicant, to expire on September 20, 2012.
III. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number TE-10-
034, as presented in the staff report for the hearing date of January 18, 2011.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number TE-10-034,
as presented during the hearing on January 18, 2011 for the following reasons: (You must state
specific reasons for denial and what the applicant could to do to obtain your approval in the future.)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number TE-10-
034 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
Jericho Subdivision is located 6055 & 6185 North Jericho Road (South of Chinden Boulevard
and West of Locust Grove Road in the NW '/o NE % of Township 4 North, Range 1 East, Section
30).
B. Owner:
Washington Federal Savings
425 Pike Street
Seattle, WA 98101
Jericho
TE-10-034 Page 1
Exhibit A
C. Applicant:
Same as owner
D. Representative:
Becky McKay, Engineering Solutions (208-938-0980)
1029 N. Rosario Street, Suite #100
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. UNIFIED DEVELOPMENT CODE
Per UDC 11-6B-7, approval of a preliminary plat shall become null and void if the applicant fails to
obtain the City Engineer's signature on the final plat within two years of the approval of the
preliminary plat. Upon written request and filing by the applicant prior to the termination of the
allowed time period, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed 2 years. Additional time extensions up to 2 years
as determined and approved by City Council maybe granted. With all extensions, the Director or City
Council may require the plat to comply with current provisions of the UDC.
VI. PROCESS FACTS
A. The subject application is for a time extension. A public hearing is required before the City
Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 27, 2010 and January 10, 2011
C. Radius notices mailed to properties within 300 feet on: December 23, 2010
D. Applicant posted notice on site by: January 7, 2011
VII. HISTORY OF PREVIOUS ACTIONS:
On March 20, 2007, the subject property was granted Annexation and Zoning (AZ-06-057)
approval by City Council with R-4 and R-15 zoning districts. A Development Agreement (DA)
was not required with the annexation. A preliminary plat (PP-06-056) was approved concurrently
with annexation of the property for 68 residential lots (24 townhouse lots and 44 detached single-
family lots), 10 common lots and 2 private street (alley) lots on 9.52 acres of land.
• The final plat for Jericho Subdivision (FP-07-024) was approved by City Council on August 21,
2008. The final plat consists of 68 residential building lots (24 townhouse lots and 44 detached
single-family lots), 10 common lots and 2 private street (alley) lots on 9.52 acres in an R-4 and R-
15 zoning district.
• On March 20, 2009, an 18 month time extension (TE-09-013) was denied by the Planning
Department. The denial was followed by a City Council Review application (AP-09-001) which
City Council overturned the Director's decision and granted approval of the 18-month time
extension.
VIII. STAFF ANALYSIS
This is the second time extension requested for approval by City Council. The first approval was
granted by Council on appeal which overturned the Director's denial of the time extension because
the development did not comply with the ten (10) percent open space requirement of the Unified
Development Code (UDC). The City Council approved the plat with six (6) percent open space.
Jericho
TE-10-034 Page 2
Exhibit A
The previous extension has now expired however; the Applicant (new owner) has met the necessary
deadline by filing a written request for a time extension before the preliminary plat expired.
As a condition of approval of the previous time extension, the applicant was required to submit a
revised landscape plan to the Planning Department to include two (2) amenities. To this date, the
applicant has not submitted the plan. Thus, Staff recommends an additional condition of approval
requiring a revised landscape plan prior to obtain City Engineer's signature on a final plat.
In addition, several of the trees that were to remain protected and incorporated into the project have
died and/or were removed from the property. The approved landscape plan did not have details for
mitigation for these trees because they were to remain as part of the project. UDC 11-3B-10 requires
mitigation for the removal of the trees in excess of a 4 inch caliper. A site visit with the City Arborist
revealed removal of the mature trees and several dead trees which total a loss of approximately 113
caliper inches.
Since tree mitigation was a topic of discussion at the previous meetings and details were to be
coordinated with the City Arborist, Staff is of the opinion that the loss of the trees should be mitigated
for. Staff recommends a new condition of approval that the applicant mitigate for the 113 caliper
inches lost on the site.
In addition, the Meridian Design Manual was not in effect at the time of the previous approvals. The
proposed townhomes require design review approval and are subject to the structure and site design
standards in accord with the Unified Development Code and the design guidelines as set forth in City
of Meridian Design Manual. Further, the conditions of the plat require compliance with the submitted
elevations attached in Exhibit A.4. Staff believes the proposed elevations will contribute to the mix of
housing in the area.
Due the amount of changes since the previous time extension, staff is recommending the following
additional conditions of approval:
1) Future construction of the Townhomes shall be subject to CZC and Design Review approval
per the standards set forth in the UDC and the City of Meridian Design Manual. Further
future residential structures shall be consistent with the attached elevations (see exhibit A.4).
2) The applicant shall submit a revised landscape plan to include the addition of two (2)
amenities consistent with the qualifying site amenities as set forth in UDC 11-3G-3C prior to
City Engineer's signature on a final plat.
3) The applicant shall coordinate with the City Arborists to mitigate for the loss of thell3
caliper inches of existing trees that were to remain on the site with the approval of the final
plat. The new mitigation plan shall be documented on the revised landscape plan submitted to
the Planning Department prior to the City Engineer's signature on the final plat.
V. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved Plat
3. Approved Landscape Plan
4. Approved Building Elevations
B. Conditions of A np r
Jericho
TE-10-034 Page 3
Exhibit A
Exhibit A.1 -Vicinity Map
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TE-10-034 Page 4
Exhibit A
Exhibit A.2 -Approved Plat
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TE-10-034 Page 5
Exhibit A
Exhibit A.3 -Approved Landscape Plan
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TE-10-034 Page 6
Exhibit A
Exhibit A.4 -Approved Elevations
Jericho
TE-10-034 Page 7
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Jericho
TE-10-034 Page 8
Exhibit A
B. Conditions of Approval
1) Future construction of the Townhomes shall be subiect to CZC and Design Review approval
per the standards set forth in the UDC and the Citv of Meridian Desien Manual Further
future residential structures shall be consistent with the attached elevations (see exhibit A.41.
2) The applicant shall submit a revised landscape plan to include the addition of two (21
amenities consistent with the aualifvine site amenities as set forth in UDC 11-3G-3C prior to
Citv Eneineer's sienature on a final plat.
3) The owner shall complete the committed items (weed control. PI upgrades and removal of the
arborvitaesl by the timelines outlined in_ th_e_ letter dated Februarv 8. 2011 or the subiect time
extension shall be null and void.
4) The applicant shall submit a revised landscape to include a sinele 2 inch caliper tree on each
individual buildable lot prior to City Eneineer's sisnature on a final plat. In addition. the
applicant shall incoroorate the requirement for the trees into the Jericho Subdivision's
recorded CCR's. A copy of the recorded CCR's shall be submitted to Plannine Department
prior to receiving Citv Engineer's simature on a final plat.
Jericho
TE-10-034 Page 9