HomeMy WebLinkAboutWoodcrest Townhomes H-2021-0015 H-2021-0082 Commission Rec V1STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING January 4, 2022
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: Woodcrest Townhomes
H-2021-0015 (CPAM & RZ)
H-2021-0082 (PP, PS)
LOCATION: 1789 N. Hickory Way, in the SE 1/4 of
Section 5, Township 3N., Range IE.
C � f1E IDIAN--
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The Commission heard the CPAM & RZ requests on June 3Yd and July 1" and recommended approval of these
applications to City Council. At the City Council hearing on Sept. 7`h, City Council directed the Applicant to
submit a preliminary plat (PP) application to be heard concurrently with the CPAM & RZ requests. The
Applicant submitted a PP application as directed & Staff updated the staff report to include analysis on the PP
application (see underlined text). The Commission heard the PP application on December 2, 2021 and
recommended approval to City Council. A private street application was submitted for approval of an internal
private street for access to the proposed lots.
I. PROJECT DESCRIPTION
Amendment to the Comprehensive Plan Future Land Use Map (CPAM) to change the future land use
designation on 2.10-acres of land from Commercial to Medium High -Density Residential; and Rezone (RZ)
of 2.10-acres of land from the L-O (Limited Office) to the R-15 (Medium High -Density Residential) zoning
district. Preliminary Plat (PP) consisting of 19 buildina lots and 4 common lots (includina one lot for a
private street) on 1.97 acres of land in the nronosed R-15 zoning district. A private street (PS) is nronosed for
internal access to the proposed lots.
Page 1
IL SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total
buffer / qualified)
Details
1.97-acres
Commercial
Vacant/undeveloped land
Residential and office
Limited Office (L-O)
R-15 (Medium High -Density Residential)
19 building/4 common
NA
19 units (single-family attached & townhouse dwellings)
9.64 units/acre (gross)/13.5 units/acre (net)
NA
Amenities 10' wide multi -use pathway along Meridian Rd./SH-69
Physical Features (waterways, None
hazards, flood plain, hillside)
Neighborhood meeting date; # of 1/28/21; 10 attendees
attendees:
History (previous approvals) Annexed & subdivided in 1992 as Angel Park Sub. (Lot 1,
Block 1) with L-O zoning; re -subdivided in 2001 (Mallane
Commercial Complex PP-00-021); FP-03-001 (Lot 4, Block
1); H-2017-0165 (RZ & CUP — denied)
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report (yes/no) Yes
• Requires ACHD No
Commission Action
• Existing Conditions Hickory Way is improved with 2-travel lanes, curb, gutter &
5' attached sidewalk. No additional improvements or right-of-
way dedication is required with this application.
• CIP/IFYWP NA
Access (Arterial/Collectors/State Access is proposed via the existing driveway via Hickory
H /Local)(Existin and Proposed) Way.
Proposed Road Improvements None
Fire Service See Section IX. C
Police Service No comment.
West Ada School District
Distance (elem, ins, hs)
Page 2
Capacity of Schools
Approved prelim
Approved MF
Enrolled
plat parcels per
units per
Miles
# of Students Enrolled
for 21-22
Ca acl
attendance area
attendance area
River Valley Elementary
445
700
571
764
1.6
Lewis & Clark Middle School
866
1000
978
1319
2.4
Centennial High School
1981
1900
549
1234
4.8
School of Choice Options
Pioneer Elementary (Arts)
713
775
N/A
N/A
4.4
Spalding Elementary (Stem)
697
750
N/A
N/A
4.1
Wastewater
j
• Distance to Sewer Services
Directly Adjacent
• Sewer Shed !_
Five Mile Trunkshed
• Estimated Project Sewer
See application
ERU's
• WRRF Declining Balance 1
14.14
• Project Consistent with WW
Yes
Master Plan/Facili Plan
• Impacts/Concerns
• Do not have services crossing private lots
• Flow is committed.
• Existing sewer not shown correctly. Missing existing manhole and shown as
extends further into the property then existing sewer actually goes.
• There is an existing 8" stub from existing manhole that looks like it will not be
used. If this is the case the existing stub must be abandoned at the manhole per
City Requirements.
• Ensure that infiltration trenches are located so that sewer services do no pass
through them.
Water
• Distance to Services
Directly adjacent
• Pressure Zone
3
• Estimated Project Water
See application
ERU's
• Water Quality Concerns
None
• Project Consistent with
Yes
Water Master Plan
• Impacts/Concerns
• Do not have services crossing private lots
Page 3
C. Project Maps
Future Land Use Map
0
�IIF
Zoning Map
Aerial Map
Planned Development Map
0
III. APPLICANT INFORMATION
A. Applicant:
Andrew Newell, Blaine A. Womer Civil Engineering - 4355 W. Emerald St., Ste. 145, Boise, ID 83706
B. Owner:
Don Newell, Landmark Pacific Development, LLC - PO Box 1939, Eagle, ID 83616
- Page 4
C. Representative:
Same as Applicant
IV. NOTICING
Newspaper notification
published in newspaper
Radius notification mailed to
property owners within 300 feet
Public hearing notice sign posted
on site
Nextdoor posting
Planning & Zoning City Council
Posting Date Posting Date
5/14/2021 & 11/16/2021
5/12/2021 & 11/10/2021
6/10/2021 & 11/19/2021
5/11/2021 & 11/12/2021
V. COMPREHENSIVE PLAN ANALYSIS
7/23/2021 & 12/19/2021
7/20/2021 & 12/15/2021
7/15/21 & 8/23/21 & 12/15/21
7/20/2021 & 12/16/2021
LAND USE: This property is designated as Commercial on the Future Land Use Map (FLUM) contained in
the Comprehensive Plan. This designation provides for a full range of commercial uses to serve area
residents and visitors. Desired uses may include retail, restaurants, personal and professional services, and
office uses, as well as appropriate public and quasi -public uses.
The Applicant proposes an amendment to the FLUM to change the existing Commercial designation to
Medium High -Density Residential (MHDR). The MHDR designation allows for a mix of dwelling types
including townhouses, condominiums, and apartments. Residential gross densities should range from 8 to 12
dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and
are typically located around or near mixed use commercial or employment areas to provide convenient
access to services and jobs for residents. Developments need to incorporate high quality architectural design
and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity
with adjacent uses and area pathways, attractive landscaping and a project identity.
The Applicant proposes to develop the site with a total of 19 single-family attached and townhome dwellings
at a gross density of 10.8 units per acre consistent with the land uses and density desired in MHDR
designated areas; and an ffiee buildin
This site abuts a larger residential neighborhood to the north and is located in close proximity to mixed use
designated land and employment uses to the east and southeast, including vacant land yet to be developed,
The Village at Meridian, Scentsy and other uses along the Eagle Road corridor, which will provide
convenient access to services and jobs for residents. The development should incorporate high quality
architectural and site design to ensure quality of place and incorporate connectivity with adjacent uses
and pathways and include attractive landscaping and a project identity as desired in MHDR
designated areas.
Transportation: The Master Street Map (MSM) does not depict any collector streets across this property.
Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property (staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents." (2.01.02D)
Page 5
The proposed single-family attached dwellings and 3- and 4-unit townhomes will contribute to the
variety of residential housing types in this area and within the City as desired. Single-family detached
and attached homes exist to the north and northeast in Dove Meadows subdivision, zoned R-8.
• "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)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area; provide for
diverse housing types throughout the City." (2.01.01 G)
The proposed single-family attached and townhouse dwellings will contribute to the diversity in
housing types in this area, which currently consist of single family attached and detached homes.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening, transitional densities, and other best site design practices." (3.07.01A)
The proposed residential uses will provide a transition in uses between existing single-family homes
to the north and commercial/office uses to the south.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential development and site design should be compatible with existing abutting
single-family residential homes to the north.
• "Support infill development that does not negatively impact the abutting, existing development.
Infill projects in downtown should develop at higher densities, irrespective of existing
development." (2.02.02C)
The proposed residential infill development shouldn't negatively impact abutting development as
existing uses are also residential in nature and the medium high -density residential uses will assist
in providing a transition to the commercial/office uses to the south.
• "Maintain a range of residential land use designations that allow diverse lot sizes, housing types, and
densities." (2.01.01C)
The proposed MHDR FLUMdesignation for this property will contribute to the range of residential
land use designations in this area of the City which mainly consists of medium density residential
(NCR).
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development." (3.03.03A)
The proposed development will connect to City water and sewer systems with development of the
subdivision; services are required to be provided to and though this development in accord with
current City plans.
• "Require appropriate landscaping, buffers, and noise mitigation with new development along
transportation corridors (setback, vegetation, low walls, berms, etc.)." (3.07.01 C)
A street buffer already exists along N. Hickory Way, a collector street, along the northern boundary
of the site.
Page 6
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks, water and sewer utilities." (3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided
with development of the future subdivision.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe." (2.02.02)
Development of the subject infill parcel will maximize public services.
VI. STAFF ANALYSIS
A. COMPREHENSIVE PLAN MAP AMENDMENT (CPAM)
As discussed above, the Applicant requests an amendment to the FLUM to change the future land use
designation on 2.10-acres of land from Commercial to MHDR for the development of 19 single-family
attached and townhome dwellings at a gross density of 10.8 units per acre. An exhibit map showing the
existing and proposed FLUM designations is included in Section VIII.A.
Approval of the proposed amendment to MHDR will contribute to the range of residential land use
designations and diversity in housing types and densities in this area as desired. Additionally, it will
provide for a transition in land uses between existing medium density residential uses to the north and
commercial/office uses to the south and east. The change to a residential designation and subsequent
proposed development will provide for fewer vehicle trips per day than would result from commercial
development. For these reasons, Staff is in support of the request for a map amendment to MHDR.
B. REZONE (RZ)
The Applicant proposes to rezone 2.10-acre of land from the L-O (Limited Office) to the R-15 (Medium
High -Density Residential) zoning district consistent with the proposed FLUM designation of MHDR. A
legal description and exhibit map for the rezone area is included in Section VIII.B.
This vacant/undeveloped property is an enclave surrounded by property developed with single-family
residential uses to the north and commercial/office uses to the south and east; only the property to the
west is yet to develop. Developent of the subject property will provide more efficient provision of City
services.
A conceptual site plan and building elevations were submitted showing how the property is planned to
develop with (19) single-family attached and townhouse dwelling units consisting of (1) single-family
attached structure, (3) 3-unit townhouses, and (2) 4-unit townhouses and a 2,500 square foot o o
The property is p roposed to be subdivided *i...,,,,g a f,l,,, e appliea4i . The existing subdivision
plat (i.e. Mallane Subdivision) requires all lots in the subdivision to obtain conditional use permit
approval prior to construction commencing on the lots; this requirement will be removed with re -
subdivision of the property. The existing plat also depicts a 10' PUDI easement and 25' wide landscape
easement along the west and north boundaries and a sanitary sewer, water main and public utilities
easement along the east boundary of the site. The landscape buffer easement will be removed since a
landscape buffer isn't required between residential uses and the PUDI easements will be replaced with
new easements with the future plat.
Single-family attached and townhouse dwellings are listed as a principal permitted use in the R-15
zoning district per UDC Table 11-2A-2. Future development is subject to the dimensional standards
listed in UDC Table 11-2A-7 for the R-15 zoning district.
Page 7
The conceptual development plan depicts access to the site via a cross -access easement from an existing
driveway from N. Hickory Way, a collector street; no stub streets exist to this property. Direct access via
N. Hickory Way is prohibited. A private street is planned to provide access to the proposed development
and for addressing purposes; an application for such should be submitted prior to the City Council
meeting with the preliminary plat application and compliance with the standards listed in UDC 11-3F-4
is required. Staff recommends the Applicant work with the property owner to the east to extend the
private street to Hickory Way in order to better facilitate emergency access to the site for
wayfinding purposes and to comply with UDC 11-3F-4A.2, which requires the private street to
connect to a local or collector street.
An attached sidewalk is proposed along one side of the private street for pedestrian access.
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6.
A minimum of 2 spaces are required per dwelling unit for 1- and 2-bedroom units, with at least one of
those in an enclosed garage, the other space may be enclosed or a minimum 10' x 20' parking pad. For
3- and 4-bedroom units, a minimum of 4 spaces are required per dwelling unit with at least 2 in an
enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pad. Garages are
proposed for each unit with parking pads in front of the garages. Fwm Twenty (20) extra spaces for
guests are proposed in the common areas ,.oaf the en". On -street parking is not allowed due to the
width of the private street.
A ffi-i-4-4-iffiffliffl- of efie (1) off street pafkiag sp-ee --ir-ed for- every 500 s"afe feet (s.f-.) of gr-ess PAR
spaees for the offiee ener-eaeh within the required 20 feet wide buffer- to r-esidentialuses, whieh is no
An office is no longer proposed.
Because the site is below 5-acres in size, qualified open space and site amenities are not required by the
UDC per UDC 11-3G-2. A total of 0-.29 0.40-acre of open space is proposed as shown on the concept
plan, which includes the street buffer along Hickory Way and parking.
A 20-foot wide landscaped street buffer and attached sidewalk exists on this site along N. Hickory Way
that was installed with the subdivision improvements that is proposed (and required) to remain.
Conceptual building elevations were submitted for the single-family attached and 3-unit and 4-unit
townhouse structures as shown in Section VIILD. Building elevations consist of a mix of materials
including horizontal wood siding, vertical board and batten siding, wood shake siding and cement plaster
with stone veneer accents and architectural asphalt roofing. Coneeptual building elevations were also
deeor-ative wood timber- aeeents and ar-ehiteeWfal asphalt r-oofing eensistent with the reside -
yes Final design of all structures is required to comply with the design standards in the
Architectural Standards Manual. Detailed review of the elevations for compliance with these standards
will take place with the r0-4-i- e—ato Aef'ening C v . iii—an,.o wana Design Review application prior to
application for building permits.
The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho
Code section 67-6511A. To ensure the site develops as proposed with this application, Staff
recommends a DA is required with the provisions discussed above and included in Section IX.A.
Staff Recommendation: Bee use this is an infill property and has a irregular enfig.,..atio..
development of this site is diffieult. The proposed eoneept plan with an offiee at the southeast
eor-ner- with parking that ener-onehes within the required land use buffer- does not eomply with
UDC standards a noted .,hove and ; rstri to . The Comprehensive Plan states development in
MHDR designated areas should incorporate high quality architectural and site design to ensure
Page 8
quality of place and incorporate connectivity with adjacent uses and pathways and include
attractive landscaping and a project identity. To achieve this goal and alleviate some of the spnein!
eOHStFietiOHS on the site, Stfiff Feeommends as R PFOViSiOH of the rezone that the offiee building is
removed from the plan .,,.a the plans were updated to include additional open space with quality
landscaping and some additional parking as directed by the City Council is provided inste ft with
a pathways along the south and east sides of the development and a gazebo with a seating area as
an amenity which can be shared between the residential and commercial development. Staff
recommends a pathway is also provided from the sidewalk along the private street through the
common area to the parking area at the southeast corner of the site. PFiOF to the City C,...neil
he fi. iHg the Appliennt should Fevise the e .mot ..la aeeor-dingty.
C. PRELIMINARY PLAT (PP):
The proposed PP consists of 19 building lots and 4 common lots (including one lot for a private street)
on 1.97 acres of land in the proposed R-15 zoning district. Proposed lots range in size from 3,789 to
2,000 square feet (s.f) with an average lot size of 2,701 s.f. The proposed gross density of the
subdivision is 9.64 units per acre. The subdivision is proposed to develop in one phase.
Existing Structures/Site Improvements: There are no existing structures on this site. The western
portion of the drive -aisle along the eastern boundary on the site lies on this property.
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the dimensional standards
listed in UDC Table 11-2A-15 for the R-15 zoning district. The proposed plat appears to comply with the
dimensional standards of the district.
Access: Access is proposed from an existing driveway from N. Hickory Way, a collector street. A
private street is proposed for internal access to the proposed lots.
be submitted prior to the City r'ounei1 1� , Compliance with the standards listed in UDC 11-3F-4
is required.
Landscaping (UDC 11-3B): A street buffer exists along N. Hickory Way, a collector street, that
complies with the standards listed in UDC 11-3B-7C.
Landscapingis s required to be provided in internal common open space areas in accord with the
standards listed in UDC 11-3G-3E.
The stormwater drainage pond on Lot 16, Block 1 is required to be landscaped per the standards listed in
UDC 11-313-11C.
Landscapingis s required along all pathways per the standards listed in UDC 11-313-12C; the landcape
plan shall be revised accordingly.
Common Open Space & Site Amenities (UDC 11-3G-3): Because this site is below 5-acres in size,
common open space and site amenities are not required. A total of 0.40-acre of open space is proposed
as shown on the concept plan, which includes the street buffer along Hickory Way and parking.
Sidewalks (11-3A-17): There is an existing attached sidewalk along N. Hickory Way, a collector street.
The UDC requires 5-foot wide detached sidewalk along collector streets; however, because the existing
sidewalk is in good condition, Staff does not recommend it's reconstructed as a detached sidewalk.
Utilities ( UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21.
Street lighting is s required to be installed in accord with the City's adopted standards, specifications and
ordinances.
Page 9
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC 11-3A-15.
Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments
in accord with the City's adopted standards, specifications and ordinances. Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
D. PRIVATE STREET (PS) (UDC 11-3F):
A private street application was submitted for an internal private street providing access to the proposed
units. All private streets are required to be designed and constructed to the standards listed in UDC I I -
3F-4.
Private streets are not intended for single-family develoments other than those that create a common
mew through the site design or that propose a limited gated residential development. The applicability
may be extended where the Director or Fire Marshall determes that a private street will enhance the
safety of the development. A common mew is not proposed; therefore, a gated development should
be provided unless otherwise approved through Alternative Compliance in accord with UDC 11-
3F-4B.3 as set forth in UDC 11-511-5. Gates are required to comply with the standards listed in
UDC 11-3F-4A.4.
The Fire Dept. has approved the design of the proposed private street. "No Parking Fire Lane" signs
are required to be installed the entire length of the street in accord with ACHD standards; if a
curb exists next to the drive aisle, it shall be painted red per UDC 11-3F-4B.2d. The gated entries
to the private street should also be approved by the Fire Dept. to ensure emergency access can be
provided to the site.
The private street is required to be constructed in accord with roadway and storm drainage
standards of the transporation authority or as approved by the City based on plans submitted by a
certified engineer.
An attached sidewalk is proposed along one side of the private street.
The Director is supportive of a private street for this development for the following reasons: a named
private street will assist in wayfinding for homes in this development off the collector street (N. Hickory
Way); no local street access exists to this property; and a public street isn't desired in this location. Thus,
the Director has tentatively approved the private street application subject to completion of the tasks
listed in UDC 11-3F-3B within one (1) year.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed amendment to the Future Land Use Map and Rezone with
the requirement of a Development Agreement, and preliminaryplat per the provisions in Section IX in
accord with the Findings in Section X. The Director tentatively approved the request for a private street
subject to completion of the tasks listed in UDC 11-3F-3B within one (1) year.
B. The Meridian Plannine & Zonine Commission heard these items on June 3. and Julv 1.2021. At
the public hearingon n July Pt, the Commission moved to recommend approval of the subject
CRAM and RZ requests to the City Council.
1. Summary of Commission public hearing_
a. In favor: Blaine Womer, Applicant's Representative; Louie Mallane
b. In opposition: None
C. Commenting: Dave McDonald; Shirley Moon; Randy Nelson; Ann Atarian
d. Written testimony: None
Page 10
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: Bill Parsons
2. Ke_. ids) of public testimony_
a. Desire for a time limit to be put on the residential FLUM desipnation/R-15 zoning (if
development doesn't occur within a certain timeline, the land use and zoning would
revert to Commercial/L-O zoning,); traffic & safety concerns on Hickory Way;.
maintenance of the existing masonry wall and landscape strip along north boundary of
sib
b. Inadequacy of parking in this area (Louie's restaurantibank patrons park on this
property),
C. Unsafe driving conditions due to lack of visibility of cars pulling out onto Hickory Way
from the site due to the curve of the road.
3. Ke_. ids) of discussion by Commission:
a. In favor of the proposed development plan over previous plans for this site;
b. Concern pertaining to safety of access onto Hickory Way;
C. Preference for the 4-unit townhome proposed along the north boundary to be reduced to
a 2- or 3-unit townhouses for better transition to the existing homes to the north.
4. Commission change(s) to Staff recommendation:
a. None
5. Outstandin issue(s) ssue(s) for City Council:
a. None
C. The Meridian Citv Council heard these items on August 10 and September 7.2021. At the public
hearing on August 10', the Council moved to continue the project to September 7' in order for
the Applicant to prepare a parking analysis for the overall area. See submitted parking analysis_
At the September 7' hearing, Council continued the project to a future hearing date to be
scheduled concurrently with the future preliminary plat application.
1. Summary of the City Council public hearing:
a. In favor: Blaine Womer, Applicant's Representative
b. In opposition: None
C. Commenting: Dave McDonald, Ryan Abbott. Louie Mallane
d. Written testimony. None
e. Staff presenting application: Sonya Allen
f Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. Reauest for the 4-unit townhomes to be relocated to the southern lots or reduced to
fewer units:
b. Concerns pertaining to traffic and parking.
3. Key issue(s) of discussion by City Council:
a. Council questioned the Applicant on why residential is more appropriate than
commercial office use of the property as currently zoned — concern due to the loss of
commercially zoned land:
b. The bulk and height of structures proposed along the northern boundary of the site
adjacent to existing single-family residential homes.
C. The adequacy_ of parking proposed for the development and concern for the parking
situation for the overall development area including the adjacent restaurant/commercial
and bank uses.
4. City Council change(s) to Commission recommendation.
a. At the hearing on Sept. 7', Council directed the Applicant to make changes to the
conceptual development plan to include additional parking in one of the common areas
Page 11
wherever it can be fit in); and expressed concern pertaining to the height and location
of the structures proposed along the north boundary adjacent to existing residents.
D. The Meridian Planning & Zoning Commission heard this item (PP — H-2021-0082) on December
2, 2021. At the public hearing, the Commission moved to recommend approval of the subject PP
request.
1. Summary of Commission public hearing_
a. In favor: Blaine Womer, Applicant's Representative
b. In opposition: None
C. Commenting: Dave McDonald, Jerry Evans
d. Written testimony: None
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key
issue(s) of public testimony
a.
Concern pertaining to parking alongtjacent collector street (Hickory Way) from
the proposed development;
b.
Preference for the previous site design without parkin on n the periphery of the southeast
boundary
C.
Concern pertaining to planting of shrubs within the utility easement (that contains
utilities,) along the northwest boundary of the site and adequacy of parkin for or the
development;
d.
Concern pertaining to traffic on Fairview and desire for improvements on Hickory to
increase traffic flow.
3. Key
issue(s) of discussion by Commission:
a.
Discussion pertainingto o the parking analysis submitted by the Applicant for this area.
4. Commission change(s) to Staff recommendation:
a.
None
5. Outstandingissue(s)
ssue(s) for City Council:
a.
None
Page 12
VIII. EXHIBITS
A. Future Land Use Map — Adopted & Proposed Land Uses
Date: 6/28/2021
O 500 1,000
Feet
-I-
Legend
`TMISAP Boundary
C<
Low Density Residential
Medium Density Residential
Med-High Density Residential
High Density Residential
- Commercial
I-C
Office
Industrial
Civic
Old Town
=
Mixed Use Neighborhood
Mixed Use Community
- Mixed Use Regional
Mixed Use Non -Residential
CC_L_Lj Mixed Use - Interchange
'Ae,
F
Low Density Employment
- High Density Employment
Mixed Employment
_J MU -Res
\�� MU-Com
7
® Lifestyle Center
.
===I
Industrial
Med-High
Density
Residential
General Industrial
Page 13
Adopted Land Uses
MU=RG
Proposed Land Uses
Apricot
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B. Rezone Legal Description and Exhibit Map
WOODCREST TOWNIIONIES SUBDIVISION
EIIIIBIT'A'
LEGAI, DESCRIPTION
A PARCEL. LOCATED IN THE SOUTHWEST 1/4 OF TIIE SOUTHEAST I r. 4 OF SECTION 5, TOWNSHIP 3
NORTH, RANGE I FAST, BOISE MERIDIAN, .ADA COON I'Y, IDAHO. AND ALSO BEING A PORTION OF
LOT 4, BLOCK I OF N-IALLANE SUBDIVISION, AS SHOWN IN BOOK 87 OF PLATS ON PAGES 98S1
THROUGH 9883, RECORDS OF ADA COUNTY, 1DAH0, AND MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
CONIMF.NCING AT THE SOUTH 14 CORNER OF SAID SECTION 5 AS SHOWN ON SAID PLAT;
THENCE NORTH 00°2ti'0Y FAST A DISTANCE OF 67.14 FEET" IO A 5/8 INCH DIAMETER IRON PIN
NIARKING THE SOUTHWEST CORNER OF LOT 3, BLOCK 1 OF SAID MALLANE. SUBDIVISION;
THENCE CON'TFNUING NORTH 00" 28'03" EAST ALONG THE WESTERLY LINE OF SAID LOT 3. A
DISTANCE OF 252.95 FEET TO A 1/2 TNCII DIAMETER IRON PIN N'IARKTNG TIIE SOUTHWEST CORNER
OE SAID LOT 4 AND] FILTRUE POINTOF BE(.INNING;
THENCE CONTINUING NORTH 00028'03" EAST ALONG THE WESTERLY BOUNDARY OF SAID LOT 4. A
DISTANCE OF 129.73 FEET TO A 5�8 INCH DIAMETER IRON PIN;
THFNCF. NORTH 43019'32" EAST ALONG THE NORTHWESTERLY BOUNDARY OF SAID LO"I 4, A
DISTANCE OF 257.72 FEET TO 5;'8 INCH DIAMETER IRON PIN;
I HENCE CON FINUING NORTH 43019'32" EAST ALONG TI IE NORTI IF.ASTER I Y PROLONGATION OF
SAID NOTI TNT-STERLY BOUNDARY, A DISTANCE OF 34.48 FEET TO TI I CENTER LINE OF NORTI I
IIICKORY WAY;
'THE.NCI-. SOUTH 76'12'56" EAST ALONG SAID CENTER LINE., A DISTANCE. OF 90.01 FEET TO THE
BEGINNING OFATANGENT CURVE, CONC'AVIi SOU'I'HWES'IERI.Y, HAVING A RADIUS OF 400.00
FEET,
TI IFNCE SOUTI IEASTERLY ALONG SAID CENTER LINE AND SAID 'IANGENT CURVE. 93.24 FEE
THROUGH A CENTRAL. ANGLE OF 1302 F21"TO A POINT OF INTERSECTION WITH THE NORTHERLY
PROLONGATION OF THE EASTERLY BOUNDARY OF SAID LOT 4;
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PAGF.I OF
'IT IFNC'F SOUTH 00°26144" WFST ALONG SAID PROLONGATION. A DISTANCE OF 33.93 FELT TO A 1/2
INCH DIAMETER IRON PIN MARKING THE NORTHFAS7 CORNER OF SAID LOT 4;
THEN('E SOUTH 00°26'44"WEST ALONG SAID EASTLRLY BOUNDARY, A DISTANCE OF 210.08 FEET
'10ASig INCH DIAMETER IRON PIN,
THENCE LEAVING SAID EASTERLY BOUNDARY NORTH 89'34'20" WEST, A DISTANCE OF 244.66 FEET
TO A 5!8 INCH DIANILIT'R IRON PIN.
THENCE SOUTH 00028'04" WEST, A DISTANCE. OF 47.00 FFFT TO A .S.!8 INCH DIAMETER IRON PIN ON
THE SOUTHERLY BOUNDARY OF SAID LOT 4;
THENCE NOR'I'I1 89°37'22" WEST ALONG SAID SOUTHERLY BOUNDARY, A DISTANCE, OF 129.20 FEET
TO THE TRUE POINT OF BEGINNING.
CONTAINS 2.10 ACRES. MORE OR LESS
L•:XHIBIT 'I3' ATTACIIFD HERETO AND BY THIS REFERENCE MADE A PART HERLOF
7732
s4l o
f OF loP�' P�
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Page 15
'9• srgTE Of 10P�P�
IJN14120 Annexation Description 14/21/2021 1
Tract 1: 2.1063 Acres (91752 Sq. Feet), Closure: n00.0000e 0.00 ft. (11281991). Perimeter=1270 ft.
01 n00.2803e 129.73 08 n89.3420w 244.66
02 n43.1932e 257.72 09 s00.2804w 47
03 n43.1932e 34.48 10 n89.3722w 129.2
04 s76.1256e 90.01
05 Rt, r-400.00, delta=013.2121, arc=93.24
06 s00.2644w 33.93
07 s00.2644w 210.08
Page 16
C. Conceptual Development Plan -REVISED
IM 0
D. Conceptual Building Elevations — REVISED
im
ARCHITECTURE
— Page 18
FAIRWAY TOWNHOMES (2 UNIT)
Page 19
FAIRWAY TOWNHOMES (4-UNIT)
Page 20
E. PreliminM Plat (dated: 9/7/21)
PRELIMINARY PLAT T WOODCREST TOWNHOMES SUBMISION
A —B. OF LMD LXATF- 74E � T4A T I -F TIEW � � +T 1 /1 OF SEOIION 5
'I I I M, 1: F _ F- T T E�Ftl-
ETE E
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4IJYNARY PLAT LAND USE SUMMARY
1 111m. 1MMEMcm
r—T cc
VICINITY MAP
NTS
L LT
CONTACT INFORMATION
--------------
7 ---- -------------
99
K,,-, M.M, h(!10W.
Call hN— Y." d"jTLo
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BLAINE A. OMER
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WooDC, E T T H E ]HON
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142m
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Page 21
F. Landscape Plan (dated: 11/4/202 1)
LANDSCAPELEGEND
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0
..............
PLANT SCHEDULE
0
Z
0
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CALLOUT LEGEND
CO
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LANDSCAPE PLAN LLri ��` P
LANDSCAPE NOTES
- — -- — — - — - —
(/j1yERENNIALIGROUNDCOVIFpNT,N.
Ar-
TREE PROTECTION NOTES:
6 SHRUB PLANTING
TREE MITIGATION NOTES:
TREE TRANSPLANT NOTES EDGING
_
Page 22
LANDSCAPE SET SHEET INDEX
THIS SHEET LI 0 LANDSCAPE PLAN
SEE SHEET L2.0 FOR LANDSCAPE NOTES AND DETAILS.
SEE SHEET L3 0 FOR IRRIGATION NOTES & DETAILS
SEE SHEET L3.1 FOR IRRIGATION CONTROL DETAILS
See SHEET L32 FOR DRIP IRRIGATION DETAILS
(1 DECIDUOUS TREE PLANTING
8 TREE PROTECTION DETAIL
L2.0
Ll .0
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
remove the offiee building and replace it with eommon open spaee with quality landseaping that
incorporates the followingt parking, pedestrian pathways along the south and east sides of the
development, and a gnzebo with a seating area whieh ean be shared between the residential and
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 conceptual development
plan,preliminar�plat and building elevations included in Section VIII and the provisions
contained herein.
b. Future development shall comply with the design standards listed in the Architectural Standards
Manual. An application for Design Review shall be submitted and approved for the single-
family attached and townhouse structures prior to submittal of building permit applications.
c. Direct lot access via Hickory Way is prohibited except for the private street common lot.
d. The proposed development shall incorporate high quality architectural design and materials and
thoughtful site design to ensure quality of place and also incorporate connectivity with adjacent
uses and area pathways, attractive landscaping and a project identity consistent with the Medium
High -Density Residential Future Land Use Map designation in the Comprehensive Plan.
e. The subject property shall be subdivided prior to submittal of a r04-4-4 ,eate, of Zoning
Compliance and Design Rev e.,, building permit application(s) for the site.
f. The Applicant shall work with the property owner to the east to extend the private street to
Hickory Way if possible in order to better facilitate emergency access to the site for wayfinding
purposes. Note: The private street is required to connect to the collector street (i.e. N. Hickory
Way); the connection requires approval from ACHD. If not possible to connect, the Applicant
shall submit an application for alternative compliance to UDC 11-3F-4A.2.
2. The final plat shall include the following revisions:
a. A separate common lot shall be provided from the private street lot (i.e. Lot 15, Block 1,) for the
property along the east boundary ineltide the peftion along *'-Le Least i.,euya ai=y in a sepafa4e
met.
b. Note #8: "Lot 15, Block 1 is pfopese� a private roadway that shall provide access to all lots in
the subdivision and shall be owned and eperatecl maintained by the home owner's association."
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Depict a pathway from the sidewalk along the private street on the west end of the site through
the common area to the parking area at the southeast corner of the site.
b. Depict landscaping along all pathways in accord with the standards listed in UDC 11-313-12C.
Page 23
4. A private street application she was submitted and tentatively approved by the Director for the
proposed private street; compliance with the standards for such listed in UDC 11-3F-4 is required.
The Applicant has one (1) year to complete the tasks listed in UDC 11-3F-3B in order to obtain final
approval of the private street. Upon completion of these tasks, the Applicant shall submit
documention to the Planning Division verifying completion and the Director will issue a letter
stating the private street has been approved. No building permit shall be issued for any structure
using a private street for access to a public street until the private street has been approved per
UDC 11-3F-3B.5.
5. "No Parking Fire Lane" signs are required to be installed the entire length of the private street in
accord with ACHD standards; if a curb exists next to the drive aisle, it shall be painted red per UDC
11-3F-413.2d.
6. Gates shall be provided at each end of the private street in accord with UDC 11-3F-5D and shall
comply with the standards listed in UDC 11-3F-4A.4 and be approved by the Fire Marshall, unless
otherwise approved through Alternative Compliance in accord with UDC 11-3F-413.3 as set forth in
UDC 11-513-5.
7. Submit a detail of the proposed gazebo on Lot 16, Block 1 with the final plat application.
8. A Design Review application shall be submitted for all of the structures in the development and
approved prior to submittal of application(s) for building permits. The elevations submitted shall
comply with the design standards in the Architectural Standards Manual and the provisions in the
Development Agreement.
B. PUBLIC WORKS
Site Specific Conditions of Approval
1.1 No Permanent structures (buildings, carports, trash receptacle walls, fences, infiltration trenches,
lightpoles, etc.) can be built within the utility easement.
1.2 Do not have water and/or sewer services crossing private lots.
1.3 The existing sewer is not shown correctly. Missing existing manhole and shown as extending
further into the property then existing sewer actually goes.
1.4 There is an existing 8" sewer stub from existing manhole that looks like it will not be used. If
this is the case the existing stub must be abandoned at the manhole per City Requirements.
1.5 Ensure that infiltration trenches are located so that sewer services do no pass through them.
General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub -grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right
of way (include all water services and hydrants). The easement widths shall be 20-feet wide for
a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
Page 24
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation
and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic service
per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at (208)898-5500 for inspections of disconnection of services. Wells may be used
for non -domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within 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 inspections (208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance
surety for such improvements in order to obtain City Engineer signature on the final plat as set
forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
Page 25
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.18 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 is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed
in accordance with the approved design plans. This certification will be required before a
certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_ works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of 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 information at 887-221 L.
C. FIRE DEPARTMENT
Roadways: When required by the Fire Marshall, "No Parking Fire Lane" signs shall be used per
appendix D of the 2018 IFC. No other signs shall be approved:
Roadways: All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28'
inside and 48' outside, per International Fire Code Section 503.2.4.
Roadways: All common driveways and alleys shall be maintained at all times for access by fire,
police and EMS at all times of the year.
D. POLICE DEPARTMENT
No comments at this time.
Page 26
E. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https: //weblink. meridianciiy. org/WebLink/Doc View. aspx?id228988&dbid0&repo MeridianCity&cr
=1
F. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
https://weblink.meridiancit .00rg/WebLink/Doc View. aspx?id=228242&dbid=0&repo=MeridianCity
G. WEST ADA SCHOOL DISTRICT (WASD)
hqps:11weblink. meridianciLv.00rg/WebLink/Doc View. aspx?id 229685&dbid 0&r0o Meridian City
H. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancit .00rg/WebLink/Doc View. aspx?id=228193&dbid=0&repo=Meridian City
X. FINDINGS
A. Comprehensive Plan Map Amendment
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 amendment to the Comprehensive Plan, the
Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the Comprehensive Plan.
The Commission finds the proposed amendment to MHDR is consistent with the Comprehensive
Plan in that the proposed infill development will provide a transiton in uses from single-family
residential to commercial uses to the south and contribute to the diversity in housing types in this
area as desired.
2. The proposed amendment provides an improved guide to future growth and development of the city.
The Commission finds that the proposal to change the FL UM designation from Commercial to
MHDR will allow a transition in uses between existing medium density residential homes and
commercial uses and will provide an improved guide to future growth and development of the City.
3. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the
Comprehensive Plan.
The Commission finds that the proposed amendment is consistent with the Goals, Objectives, and
Policies of the Comprehensive Plan as noted in Section V.
4. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment is consistent with the Unified Development
Code.
5. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds the proposed amendment will be compatible with abutting existing residential
uses and existing commercial land uses in the near vicinity.
6. The proposed amendment will not burden existing and planned service capabilities.
The Commission finds that the proposed amendment will not burden existing and planned service
capabilities in this portion of the city. Sewer and water services are available to be extended to this
site.
Page 27
7. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that allows
sufficient area to mitigate any anticipated impact associated with the development of the area.
The Commission finds the proposed map amendment provides a logical juxtaposition of uses and
sufficient area to mitigate any development impacts to adjacent properties.
8. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Section V and the subject findings above, the Commission finds that the
proposed amendment is in the best interest of the City.
B. 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;
The Commission finds the Applicant's request to rezone the subject property with R-I5 zoning and
develop single-family attached and townhouse dwellings on the site at a gross density of 9.64 units
per acre is consistent with the proposed MMDR FL UM designation for this property. (See section V
above for more information.)
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
The Commission finds the proposed map amendment to R-15 and development generally complies
with the purpose statement of the residential districts in that it will contribute to the range of
housing opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
The Commission finds the proposed map amendment should not be detrimental to the public health,
safety and welfare as the proposed residential uses should be compatible with adjacent single-family
residential homes/uses in the area.
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
The Commission finds City services are available to be provided to this development.
5. The annexation (as applicable) is in the best interest of city.
This findings is not applicable as a rezone, not an annexation, is proposed.
C. Preliminary Plat (UDC 11-6B-6)
In consideration of a preliminaryplat, combined preliminary and fmal plat, or short plat, the decision -
making body shall make the followingfindings: (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)
The Commission finds the proposed plat is generall in n conformance with the UDC if the Applicant
complies with the Development Agreement provisions and conditions of approval in Section IX.
Page 28
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
The Commission 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 conformance with scheduled public improvements in accord with the ci . 's capital
improvement program;
The Commission finds there are no roadways, bridges or intersections in the general vicini , that
are in the IFYWP or the CIP.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability ofsupporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission 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 Commission is unaware ofanysstgnificant natural, scenic or historic features that need to
be preserved with this development.
A Private Street (UDC 11-3F-5)
1. The design of the private street meets the requirements of this article:
The Director finds the proposed private street complies with the design and construction standards
listed in UDC 11-3F-4 if the Applicant complies with the conditions offapproval in Section IX.
2. Granting approval of the private street would not cause damage, hazard, or nuisance, or other
detriment to persons, property, or uses in the vicinity; ; and
The Director finds approval of the private street will not cause damage, hazard, or nuisance, or
other detriment to persons, properly, or uses in the vicinio�.
3. The use and location of the private street shall not conflict with the comprehensive plan and/or the
regional transportation plan.
The Director finds the location and use of the private street will not conflict with the comprehensive
plan and/or the regional transportation plan.
4. The proposed residential development (if applicable) is a mew or gated development.
The Director finds the proposed development shall be a gated development in order to comply with
this finding_
Page 29