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Staff ReportSTAFF REPORT Hearing Date: December 20, 2012 TO: Planning & Zoning Commission FROM: Sonya Wafters, Associate City Planner 208-884-5533 SUBJECT: PP-12-016 -Fall Creek E IDIAN~-- IDAHO I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Coleman Homes, LLC, has applied for a preliminary plat (PP) consisting of 296 single-family residential building lots and 32 common/other lots on 110.54 acres of land in an R-8 zoning district for Fall Creek Subdivision. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends denial of the proposed preliminary plat application in accord with the Findings of Fact and Conclusions of Law in Exhibit B. III. PROPOSED MOTION Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number PP-12-016, as presented in the staff report for the hearing date December 20, 2012, for the following reasons: (You should state specific reasons for denial) Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number PP-12-016, as presented during the hearing on of December 20, 2012, with the following modifications: (Add any proposed modifications). Continuance I move to continue File Number PP-12-016 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: The site is located south of W. Overland Road on the east side of S. Linder Road, in Section 24, Township 3 North, Range 1 West. (Parcel #'s: S 1224223610; S 1224244500; S 1224223600; S 1224325820; S 1224314525; S 1224325627; and S 1224314900) B. Owner(s): Bear Creek West Development, LLC 1859 S. Topaz Way, Ste. 200 Meridian, Idaho 83642 C. Applicant: Coleman Homes, LLC 1859 S. Topaz Way, Ste. 200 Meridian, Idaho 83642 Fall Creek PP-012-016 PAGE 1 D. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: December 3, and 17, 2012 C. Notices mailed to subject property owners on: November 30, 2012 D. Applicant posted notice on site(s) on: December 9, 2012 VI. LAND USE A. Existing Land Use(s) and Zoning: This subject property consists of vacant agricultural land, zoned R-8. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Rural residentiaUagriculture uses, zoned R-8 and RUT in Ada County 2. East: Stoddard Road, residential and agriculture uses and a church, zoned R-8 and RUT in Ada County 3. South: Residential uses, zoned R1 in Ada County 4. West: Linder Road, future residential uses and possibly a future school & library, zoned R-4, R-8, TN-R, and TN-C C. History of Previous Actions: • This property was annexed and zoned (AZ-OS-064) in 2005 with a development agreement (Instrument #106151232). A preliminary plat (PP-OS-064) for Bear Creek West Subdivision was also approved for 321 single-family residential lots and 34 common lots on 116.81 acres but has since expired. A Variance (VAR-OS-026) to exceed the maximum block length for Bear Creek West Subdivision was also approved but was associated with the expired plat. A final plat (FP-07-008) for Bearwood Subdivision No. 1 was approved in 2007 but was never recorded. • A time extension (TE-08-031) for the preliminary plat was denied by the Director due to failure to pay reimbursement fees for sewer and water extension to the site. D. Utilities: 1. Public Works: a. Location of sewer: A 27-inch sewer main line (South Black Cat Trunk) exists through the site along the future alignment of Kodiak Drive. b. Location of water: A 12-inch water main is located in Linder Road at the Kodiak Drive entrance. The developer shall extend the 12-inch water main line east along Kodiak Drive and connect to the existing 12-inch water main installed by the LDS church on the west Fall Creek PP-012-016 PAGE 2 side of Stoddard Road. Two additional connections will be required to provide service, One connecting the main in W. Bear Track Court to the main in S. Stoddard Road, and another connecting the main in S. Spoonbill Avenue in the vicinity of Lot 46 Block 5 to the main in S. Linder Road. A stub for future extension into the Middle School site shall also be required near Lot 7 Block 4. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the southern boundary of this site. There are also a few irrigation ditches that traverse this site. 2. Hazards: Staff is not aware of any hazards that exist on this property other than possibly the Ridenbaugh Canal which may pose a safety hazard to small children. 3. Flood Plain: This property does not lie within a floodplain or floodway. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units (d.u.) per acre. The applicant proposes to develop the site with 296 single-family residential lots. The gross density of the proposed plat is 2.68 d.u. per acre with a net density of 3.41 d.u. per acre, which falls slightly below the target density of the MDR designation. However, because of adjacent low density residential uses, staff is of the opinion the proposed density is appropriate in this area and compatible with adjacent uses and zoning. 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): • "Require that development projects have planned for the provision of all public services." (6.02.01 B) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian currently provides municipal services to the subject property in the following manner: - The lands are currently being serviced by the Meridian Fire Department (MFD). - The lands are currently being serviced by the Meridian Police Department (MPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. - The subject lands are currently serviced by the Meridian School District #2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services are available from the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Republic Services. Fall Creek PP-012-016 PAGE 3 • "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.0X) Street buffer landscaping is required along Linder Road, an arterial street, and S. Stoddard Road and W. Kodiak Drive, both collector streets, in accord with the standards listed in UDC 11-3B- 7C as shown on the landscape plan. Separate permits shall be obtained for signage and fencing. Fencing shall comply with the standards listed in UDC 11-3A-7. • "Require usable open space to be incorporated into new residential subdivision plats." (3.07.02A) The UDC (11-3G-3) requires a minimum of 1 D% qualified open space for the plat. The proposed plat depicts 10.82% eligible open space (or 11.95 acres) which exceeds the requirements of the UDC. • "Provide housing options close to employment and shopping centers. (3.07.02D) The proposed residential development will provide housing opportunities in close proximity to the proposed Walmart, currently in the development process at Stoddard & Overland, Lowe 's, Walgreen's, and other miscellaneous businesses further to the east. Future employment uses are also planned within one to two miles to the west and northwest of this site. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the north side of the Ridenbaugh Canal and along the east side of Linder Road on this site. These segments are required to be constructed with development of the proposed subdivision. The segment along Linder is planned to eventually provide a connection to Eagle Island State Park to the north in Eagle and the segment along the Ridenbaugh Canal will eventually provide a connection to the west to Nampa following the canal linking neighborhoods together along the way. Fall Creek PP-012-016 PAGE 4 • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.O1F) The subject property is within the City and urban services are available to be extended to the site. For the above stated reasons, staff is of the opinion the proposed subdivision is consistent with the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone(s): Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the proposed R-8 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for single-family dwellings is a principal permitted use in the R-8 zoning district. C. Dimensional Standards: Development of the site must be consistent with the dimensional standards listed in UDC Table 11-2A-6 for the proposed R-8 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table 11-2A-6 for the proposed R-8 zoning district. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: A proposed preliminary plat consists of 296 building lots and 32 common other lots on 110.54 acres of land in an R-8 zoning district. The proposed gross density of the subdivision is 2.68 dwelling units per acre with a net density of 3.41 dwelling units per acre, consistent with the R-8 zoning district. The plat is proposed to develop in 8 phases per the phasing plan attached in Exhibit A.2 (Sheet 3 of 3). The swimming pool complex is proposed to develop in the first phase. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable standards listed in UDC Table 11-2A-6 for the R-8 zoning district and all of the lots appear to meet those standards. There are a couple of lots that do not depict a dimension for the street frontage (Lot 8, Block 5 and Lot 27, Block 10) but appear to meet frontage requirements. Lot sizes range in size from 6,200 square feet (s.£) to 29,535 s.f. with an average lot size of 10,791 s.f., consistent with the minimum requirement of 5,000 s.f. in the R-8 district. The UDC (11-6C-3F) does not allow block faces to be more than 750 feet in length without an intersecting street or alley. The only exception is when the block design is constrained by an abutting arterial street, limited access street, steep slopes, a large waterway and/or a large irrigation facility. In such case, the City Council may approve a pedestrian connection in lieu of a connecting street or alley. The code does not allow for a waiver to the pedestrian connection. Blocks 2, 5, 7, 9,10, and 11 all exceed the maximum block length requirements. The portion of Block 5 that lies along the Ridenbaugh Canal is constrained by a large waterway and a steep slope. There is not a pedestrian connection proposed to the Ridenbaugh as there is not a pathway proposed along this waterway to connect to (see Multi-Use Pathway below). Nor, Fall Creek PP-012-016 PAGE 5 is there a street to connect to as the property to the south is already developed. Since a pedestrian connection isn't proposed, a variance to UDC 11-6C-3F is required. Because the design of the other blocks is not constrained as described above, an intersecting street or alley is required. Access: Kodiak Drive, a collector street, provides access through the development via one full- access to/from S. Stoddard Road, a collector street, and one full access via S. Linder Road, an arterial street. Local streets are provided off the collector street for interconnectivity within the subdivision. One stub-street (S. Sockeye Way) is depicted to the north for future extension and interconnectivity. A new traffic impact study has been prepared and submitted to ACHD for review. Comments have not yet been received from ACHD on this application. Multi-Use Pathway: A 10-foot wide multi-use pathway is designated in the Pathways Master Plan along the north side of the Ridenbaugh Canal and along the east side of Linder Road on this site. The irrigation district's maintenance road for the canal is on the north side of the canal where the pathway is designated and there is not adequate area for a pathway beyond the road as there is a steep slope from the canal down to the proposed building lots. Additionally, development has already occurred on the south side of the canal. For these reasons, the Parks Department has determined that it's not feasible to require a segment of the City's multi-use pathway system in this location. Alternatively, staff recommends the pathway be constructed along Kodiak Drive, the collector street proposed through this site between Linder & Stoddard as agreed upon by the applicant. Staff is of the opinion this is a superior alternative as it would provide a more direct connection to the park in Bear Creek Subdivision. Further, in accord with the Pathways Master Plan, staff recommends another section of pathway be constructed along the east side of Linder Road, from Kodiak Drive to the north boundary of the site. A recreational pathway easement is required to be submitted to the Planning Division for the pathway, approved by City Council and recorded prior to signature on the final plat by the City Engineer. The pathway is required to be constructed in accord with the standards listed in the Pathways Master Plan and UDC11-3A-8, and landscaped in accord with the standards listed in UDC 11-3B- 12C. Landscaping: A 25-foot wide landscape buffer is required along S. Linder Road, an arterial street; along S. Stoddard Road, a collector street; and along W. Kodiak Drive, a collector street, in accord with the standards listed in UDC 11-3B-7C. Staff has reviewed the proposed landscape plan and it appears to comply with the street buffer landscape standards. Note: The buffer width shown in the calculations table on the landscape plan is 35 feet; it appears to actually be 22+ feet. Additionally, the acreage dedicated to eligible common open space is shown as 10.52 acres (9.52%) which is not consistent with the plat. Mitigation: There are various existing trees on the site. The applicant should contact Elroy Huff, the City Arborist, to inspect the site and determine which trees are dead, dying, or undesirable vs. trees that should be retained or mitigated for. Mitigation is required in accord with UDC 11-3B- l OC.S. Open Space: Per UDC 11-3G-3A, a minimum of 10% of the gross land area of the development is required to be provided in common open space. Based on the total acreage of the proposed plat, Fall Creek PP-012-016 PAGE 6 110.54 acres, a minimum of 11.05 acres open space is required to be provided on the site per UDC 11-3G-3A.1 in accord with the qualifications listed in UDC 11-3G-3B. The plat depicts 10.82% (or 11.95 acres) of eligible open space in compliance with UDC standards. Proposed open space consists of landscaped parkways along residential streets, 4 pocket parks at least 50' x 100' in area, a swimming pool complex with playground equipment, 50% arterial street buffers, pedestrian path lots, and collector street buffers. Parkways along collector and arterial streets can only be counted toward the open space requirement if they are a minimum 10 feet in width from street curb to sidewalk per UDCI l -3G-3B6; if this area was counted, parkways need to be widened accordingly. The lineal feet of residential streets is not shown in the calculations table Lot 74, Block 5 is proposed to contain the pressurized irrigation pump station for the development. Lot 73, Block, S is depicted as a common area lot; however, the applicant states that this portion will likely be deeded to the adjacent property to the south owned by the Greene's. Because these areas are not accessible by the residents of the subdivision they cannot be counted toward open space. If these areas have been counted, the open space calculations need to be revised accordingly. Site Amenities: Per UDC 11-3G-3A.2, one additional site amenity that meets the standards set forth in UDC11-3G-3C is required for each additiona120 acres of development area. Based on the total acreage of the proposed plat, 110.54 acres, a minimum of 5 amenities are required to be provided on this site. As amenities for the subdivision, the applicant proposes a swimming pool facility with playground equipment and a picnic shelter to be constructed in the first phase; "minor" amenities in each of the 4 pocket parks; pedestrian pathways at mid-blocks linking the project to its primary amenity and the future middle school site. The "minor" amenities depicted on the landscape plan need to be defined for review & approval by the Commission & Council and should be consistent with UDC 11-3G-3C. Waterways: The Ridenbaugh Canal exists along the southern boundary of the site and is included in a separate common lot on the plat. NMID has a 60-foot wide easement for maintenance of the waterway on this site. An access road exists along the north side of the canal within the easement. The Hardin Drain also runs across this site and is shown within an easement north of W. Kodiak Drive. The drain will be utilized for overflow or bypass for the pressurized irrigation pump station. Except as allowed in UDC 11-3A-6A, all ditches, laterals, and canals within the site are required to be piped or otherwise covered. The City Council may waive this requirement for large capacity facilities. The applicant requests a waiver from Council to allow the Ridenbaugh canal, a large capacity facility, to remain open. Fencing: Except as allowed in UDC 11-3A-6B, all open irrigation ditches, laterals, canals, and drains shall be fenced with an open vision fence at least 6 feet in height and having an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to said ditch. The applicant shall depict fencing in accord with this requirement on the landscape plan submitted with the final plat. Storm Water: Storm water is proposed to be accommodated on site through the use of underground seepage beds or detention areas with pre-development discharge to the Hardin Drain. Fall Creek PP-012-016 PAGE 7 Pressurized Irrigation (Pn: The PI system is proposed to source from the Ridenbaugh Canal and will be owned and operated by NMID. Building Elevations: Coleman Homes plans to construct their Woodland, Countryside, and Maybeck Collections of homes within the proposed development. Architectural styles will include American, Craftsman, Cottage, Prairie, and Pacific Northwest (see elevations in Exhibit A.4). Because the majority of the block lengths shown on the preliminary plat exceed the maximum block length requirements of UDC 11-6C-3F, the plat does not comply with UDC standards as required for a recommendation of approval. Therefore staff recommends denial of the proposed plat. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 11/15/12) 3. Proposed Landscape Plan (dated: 11/15/12) 4. Building Elevations B. Required Findings from Unified Development Code Fall Creek PP-012-016 PAGE 8 A. Drawings 1. Vicinity Map Exhibit A Page 1 2. Proposed Preliminary Plat (dated: 11/15/12) ~_~ L1._1_~_1_1_ F-ti ~._ _ _ _..T -.__~- ~~ ~ _~~._ i R R L_T_________.____~lT, ~; ~i F j! 'F J: r__ F-3~-~n ~ ~;--- ; ~_' ~~ i'~ ___i r__i `Y~~ i i ~ Y~ ~===1 ~_.~.- (.+~ F-.7--- ;; ---F ~'~--- f--i :-'t_._~ .~ ~---~ F--t~-~,'V' i --a t--;_ ~~-- ~~__~ ~.__i __. I f---i ~~ __.~ ~.__i.__' ~ r ~~ i _~~ ~_ __-.y ~__~ F-~-' F- ~ i ~ s rid, ~, ~~ OI ~~ ~~ ~a~ ~~~~ ~-~~~.~° ~~ ~ Z: ~ ~~ ! ~~ ~~~ ..... _ no.n ,xao, a!r ] OP 3 SITE Exhibit A Page 1 ;~ ..~.,..~ .~ >. s~~,i --.;~-a ..~: ;`~~` t ~~, ~~M ;~ ~'. ~ „~~ i ~.~r. 'vee . rr r vxa~w~u: c ,~ ~:~ 1 ~~, ~ ,,. `_ , _ ,_~ .~ ._ x~~~ ~~ a l=~l •a_s __ ~ ~ ~ ~i ~~ f;~§ ~£~ f ..~~~ c sib ~'~ i ,. ~.., roxan. ~. ._._~, ~~ e ~, .. ~, a __ t.~ ... c ! i ~~~:--:'.. u~. ~ r ^ ~ PfiE ~~ ~ r ~~, ~~a~:z +•. ' - ~ *' _" .... '~~ }'`'~JJ`~ ryi'~ .. ' _ t_ ~ d.~t+ n TT_ '~ W ~~ 74 '1 ~y. ~` \ S r^ a }}{{ .',n ~ ccry' ~d It rt CL i~ . 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YC `• ~~ 1 ..... f~,~ -- - ~ P , ;. - `, ~. ~ e .. { ~ . Y.. q ~ j ~ ~ ~ , ~ / ~ ` i ~~, ' ~ ~ ` ~ ti a s, 97 9d !~~ l~ ~ . . '~ ~ )' _ r~ ' R ~'w~ , - ` • O p Exhibit B - 3 - 4. Building Elevations The Andreva The R~rret't Tate Chapnan The Emerson The vlberS Lhhibit I3 - 4 - The ~arringtt~n The 1a~r~>son The 9Cirkhan~ The ~+tallr~ry The ~alathisorr Exhibit [3 - 5 - The Richland The ltdalden L;xhibit I3 - 6 - B. Required Findings from Unified Development Code Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan and is consistent with this Unified Development Code; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. However, the proposed plat is not in compliance with the block length requirements of the UDC. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are available and will continue to be provided to the subject property. See Exhibit B of the Staff Report for more details from public service providers. c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the developer at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Some services are already being provided to the subject development. Staff finds there is public financial capability of supporting and continuing services for/to this development. e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented to when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff does not find there are any significant natural, scenic or historic features that will be lost with development of the site. Exhibit B - ~ - A. Drawings 1. Vicinity Map Pxhibit A Page 1 2. Proposed Preliminary Plat (dated: 11/15/12) ~~~r i ... i F----- _~-_T_~-_T_T_ ---! F-~-~-i-~-+- ~_~ ~~_i___~_1_ ;- i,--,_,_r_.__T ~__~} --~~~T-i K~ ,~--' ~ ~ i- l F=~ r_ F-- , , .~.~ t_ __~ L_.~.- Y/y F--r-T- ~ --'F b~___,~ F__a ~-1h- yy~ ~~F--~ ii `~h F'-~ f--a ~.-_}___1 F i F=}. F--~ ~4._i--i ~---- F-- 0 ~--~ F--+ s ~a~ ~~~~ ~~,~ ~, ~~ '~ ~i 4 ~ ~~ ~ ~ ~~~. - ~ -- ~ a~~r s ~ .. ~4i1 i l:' l ,,~,e,...m.,~ ~~ ~'~ ~~ YH o vw _ •~. ...°. ~ ~ ;°~ v .. .~.,~ .. .. :~: „nn, ra. imsm ,.r s~~ SITE Exhibit A Page 1 ~~ °~ ,~ _ _, ~y .} ... ,~, „~ ,~ -vn-a'rr t :... .,1„ .~ ,,~,.,, _ ~~ vt -~ ,. 'I_.L v~rc«.ac «....~md'___. -- ,_T ~~; ,.. ~ ;~ ~ ~: ~~,t~ ~~~ ~ a t :: a r I ~: ; y w ~;~: _„v '~~~ e ~l _. ,,: _ - ~. -~wT _a :a '~ ^i£sr~ 7s~ -= r - ~ , r. ~ 1 __ ~e ... r'~ .canc. ._._ is,i,ra rrv. ~' ~. ~..~ ~~ :a r ~ ..~. Y ~ ~ I _.,V as 4 .G +rti• r `i ,' a _.- _ '~ ~:Tva ~ ~ -.v ~ '~'{~L2~.i ,: a. ~++'` -~ ~t~A s Q- .t ( i ~.~1 S~: r[ ", S { ~" ~ .. ~c~~?~'~ ~~ ~y. ~. """vim 1„ Tea ~, ~'P~'' - t~Y' ~ ~., A fah ~ ~c iw 9 ?{r, '~ ~ ~ '``ia'~cq~,`~ ~gy7. . ~ ~ 1 t~ { ~Ya _f ~`~yr, ~ Y ~ ^~ T V _2 ~ V ~~I ~ ~r I ~ S ; ~~~ ~`~~( Y'~~'-i~ ~.v-` - _ `t ._. R ~{f ,yt , 3 y~ ~y . ~ v _,.i,,, r'~-~ ~~~ ~ s ~ r~ ~ i .'_ `~ t I ~ ~~ ~1~~~, 3i ; h~~n (,h ,, r ~'y~,,U„3~~~Y~. ~!,. A~ ~ ,~.LT, _,~+tn~ _~e•~+ E~,?~ .~ _ .. _ f ~ ~~f ~„r~~y ~' ! "~ ~ 1 ~ ~+~ ~ _ -~' 4~ ~ .,. ,~ i 1 '7 g ~ ~ ~~ ~ '+. ~ r ., -aa,i _.. s _, , ,. ( C ~ ~ _ Exhibit A Page 2 3. Proposed Landscape Plan (dated: 11/15/12) 4 '~•~- tc ~~ + i. ~ ~ ~T i~ ti~ ~ ~~18` ~j ~ $+,i, :, L ,~ i:'YS~ ~ ~ ~ . ~„ f ~s y. ~( , ,+ " ,. ~, ~ ' ~ ~ / „4 ~ / 'x'10 a 7 ~ J ~~~ 1~Y~ s I §` ~ -. ~~ ~„ i ~ ~! ` 7 ~ ~ ~~ F ~? R: #fl:RS; ~i:.lkif.SG;RA'`RYi' Mores r~,wr r~v.ern ~~ ~~a ^ ~E ~ an~ uea ~ Cs"'L'3'T~.'~l~~.l'~'a~LYYxt" fas~~r... .-? ~~E i ~.:~* ~ ' i~L~u1~L q a t ~~p~~ 44~y~ ~ ~~ ~~'T~ g MIp~ 7~ A:.~,:~G~W^,.,o ~~~ ~ ~ " ~ },~ 4 ~~ ~~ . ~ . .5y .~ Ix--.S ~'G~F" ~4 ~' F s ~ n ~ ~ '~ ,fi..S.. t ~a°~Z ~~ ~Y . 2s ~ ~ ~. ~ 22 ~ ~ ~ .,~ 7 14 ~ r .. 23 ~. „ , ~y ~ >< ,. s _ c s .. a e r ' ~ v ,~ se r' '.fir.. 7 , ,. r 29 ~ ' ' 9 v.. ' II ~ ~~ .. _ _• Y~10{NL • ~ =' 6 f ~ ~ j 4 ,, ~ o ~~ ,~~ ,i~ . Exhibit B - 1 - PLANE PALCf"IZ ~ '~ y ~i~.S f `~~;;_~ #f~y~ ,ate" ~ ° z° } °'~ ~"~ ~~R* I ~ _ ;; ~ ~ _ %~• ~ ~ ~ ,5 ~ r~ ~' '~. M ~ ~ AY y i j /, f ~ ~ACf~~ i' ., /~ ~~~ ~ ••43 _.. __ ~. ,,. ~ ~~ S ~~~ ~16~, JrI~~11~1Y i~ ~, i 4i ~ ~ as ~ -. 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F9 , 2 ~ ' ~ ... 7/ ~~ ~ ~ - 4 - f1 ~~ , ... . ~~{ _ ~ ,. _ ii ~ ~* ._ r ~~ ' M 1.. > ~• ~ ]fi 77 ~ 1~ ~, .. ... 7y ~~ ~' : ~ 77'. h ~'S Y PLAa7 rALETTt !$~~ ~~ ~.«. ~~ z .~~° M ~x ~~ ~'^' ~~ «~....~ ~~ ~ x LL, ~+'r ~ ! l L e e 7 i ( i V ~ - © ,4 > a ~~ lei ~L4 Exhibit B - 2 - • RANT PALL'TiE gage s ~ 9iR ~ '° ~ ~ f~4 .~ " ~ ' 1V ~ s lrS ~ ar~rr~r~ ~ !!11 6 .; .. t n.. { ~. ~ , yy ~ ~:=7 ~ a lu .. ®` .. z , , ., i ~ ,.. .. ~.. ~ / ® N.M.p.... . i t7Y i .'~ .. ,- ,~ \ . NCTtS - -, 24 .~ ,. c a s ~. ~ ~.e.~..a.s«w n TS !. i _..e ~ `~~. ` _.. // 119 '. % _ , y~` + e~l ` " ' ~ ~ 5 ,,. i ~ '~ / SrB . ' ? .Z .. ;; i ~ ~ ~ e e .. ... / ~ z. ~ 6 __~ .J r 117 ~ . ~.a ~ rM __ 1 i / ~a ~~ ~ r ~~ ~ ~ ~ s ~ ~ „4 # ~ W WT ~9 ~~ .. ~ ~ y ~r. i9 -.. ~ ~, ~ 1 ` ~ _^.~ ~~ _ / ji ~ ~~" ~ ~ IB ' 9 ~ ~ 9n " ,.11 tit ~~ ~ ~ W c.~ ~~ h ~ _ ... \ ` ~ ~ ~' v ~ ~ ` e ! a ~` .~^t: ~ tl11 4 L J :1, ~. ~. kOTR'S PLANT PALETTLwasz~u ~*.{~ ~.. .nn.~.+ ,.. ~+4t 1 ~:. ~~ '_-_ ptl / is ~ p. - ' /. ~ _Y y1 ~ ~~', .. ~ ~\ 95 , ~ ~` ma ti_ ~~ ~- ,. .. \ - ~ ~~ -~ sl .. 1 ~ ` ~~~4 ~] + ~u l'W ~~» ~ ~~ ara+e~arr. ~~'~~.o"' Ba ~ ~~~~: i= ®... p .. . ~ ~ F n ~~ ~~ `' •~'~ t JE 105 944 _ 7 _ ..: 03'= ... 1 i # f. ~~. O ~ ~ ~~ ~, ! Exhibit B - 3 - 4. Building Elevations Tie ~radreti~J The Barrett The Chapman The Emerson The G~Ibart The ~tarrington The larnison The Kirki~am The tvtalltiry The tvathisQn exhibit B _ 5 _ The Richland The 1tv'alden Exhibit I3 - G - B. Required Findings from Unified Development Code Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan and is consistent with this Unified Development Code; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. However, the proposed plat is not in compliance with the block length requirements of the UDC. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are available and will continue to be provided to the subject property. See Exhibit B of the Staff Report for more details from public service providers. c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the developer at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Some services are already being provided to the subject development. Staff finds there is public financial capability of supporting and continuing services for/to this development. e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented to when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff does not find there are any significant natural, scenic or historic features that will be lost with development of the site. Exhibit B - 7 -