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Staff Reportrn-~ Item #46, C, D: Woodburn West Subdivision (CPAM-12-007; AZ-13-003; PP-13-007 " -~~~~ Application(s): - Comprehensive Plan Map Amendment - Annexation & Zoning - Preliminary Plat Size of property, existing zoning, and location: This site consists of 25.75 acres, is currently zoned RUT in Ada county, and is located north of W. Ustick Road, approximately'/4 mile east of N. Linder Road. Comprehensive Plan FLUM Designation: Medium Density Residential (18.85 acres); Mixed Use -Community w/a Neighborhood Center overlay (6.8 acres). Summary of Request: The applicant proposes to amend the FLUM contained in the Comp Plan to change the land use designation on 6.8+/- acres of land from MU-C w/a N.C. overlay to MDR. Annexation & zoning of 25.8 acres of land with an R-8 zoning district is requested consistent with the existing & proposed FLUM designation of MDR for this property. A preliminary plat consisting of 99 new SFR building lots, 2 lots for the existing homes, & 14 common lots on 25.75 acres is proposed and is proposed to develop in 3 phases. Conceptual building elevations of the future homes in the development were submitted by the applicant. Because the concept plans only show the front elevations & no floor plans were submitted, staff was unable to determine the quality of development such as if modulation exists in wall planes, floor plans &rooflines to articulate building mass & form; if the quality of design & detail is present on all facades; if there are adequate windows on all elevations to provide articulation & avoid blank walls; if there will be a variety of materials & color changes for variety and interest on all facades, etc. The elevations do depict a mix of materials (3 different types including masonry accents) but appear to have very little (if any) modulation structurally in footprint and rooflines, some are lacking in fenestration & have very little color variety. Design review is not typically required for SFR detached homes; however, the City does encourage single-family detached developments to incorporate the design guidelines contained in the City's Design Manual. Because of the appearance of a lack of quality in the proposed structures for the reasons stated, staff recommended in the staff report that the proposed annexation & consequently the CPAM & PP be denied as staff did not feel it was in the City's best interests to annex the property at this time with the quality of development proposed. Since the staff report was written, a the last hearing, the applicant submitted revised photo elevations & floor plans/footprints at the last hearing that demonstrate modulation in the front facades &rooflines, & more windows on the front. There is a mix of materials; however, staff recommends (& the applicant agrees) if the Commission finds these elevations acceptable that masonry accents should be provided to 50% of the available wall length at a minimum height of 48" on the front facades (excluding the garage openings). The new front elevations alleviate much of staffs concerns; however, because the rear of many of the homes will be highly visible from the common open spaces and pathways, staff still would like to see the rear (& side) elevations before being in full support of the revised elevations. Where appropriate, windows should be placed on all elevations and detailed to provide articulation & avoid blank walls. The placement, size & proportions and details of windows should contribute to the architectural character of the building. Since the last Commission hearing, the applicant has submitted rear & side building elevations for consideration by the Commission. Written Testimony: Petition from residents of Woodburn & Sienna Creek subdivisions; Rick Wagner (representing Alice Saleen); Norm Brown; and Scott Noriyuki (response in agreement w/the comments in the staff report -would like the Commission to consider a favorable recommendation based on the upgraded elevations provided) Notes: Changes to Agenda:. None Item #4A, B, C: Woodburn West Subdivision (CPAM-12-007; AZ-13-003; PP-13.007) Application(s): - Comprehensive Plan Map Amendment - Annexation & Zoning - .Preliminary Plat Size of property, existing zoning, and location: This site consists of 25.75 acres, is currently zoned RUT in Ada county, and is located north of W. Ustick Road, approximately'/4 mile east of N. Linder Road. Adjacent Land Use & Zoning: North: School, zoned R-4; SFR (Sienna Creek Sub.), zoned R-8 South: Rural residential property,_zoned RUT in Ada County; Ustick Road East: SFR (Woodburn Sub.); vacant commercial property, zoned C-C West: Rural residential/agricultural property, zoned RUT in Ada County Comprehensive Plan FLUM Designation: Medium Density Residential (18.85 acres); Mixed Use -Community w/a _ Neighborhood Center overlay (6.8 acres). Summary of Request: The applicant proposes to amend the FLUM contained in the Comp Plan to change the land use designation on 6.8+/- acres of land from MU-C w/a N.C. overlay to MDR. Annexation & zoning of 25.8 acres of land with an R-8 zoning district is requested consistent with the existing & proposed FLUM designation of MDR for this property. A preliminary plat consisting of 99 new SFR building lots, 2 lots for the existing homes, & 14 common lots on 25.75 acres is proposed and is proposed to develop in 3 phases. Access is depicted on-the plat at the north & east boundaries via N. Anfield Avenue, W. Apple Pine Street, and W. Woodpine Street, existing internal stub streets to the site. A stub street is depicted at the west boundary of the site and to the south to the Salenn & Richard properties for future extension.. No public street access is proposed or approved via W. Ustick Road. The 2 existing homes currently take access via Ustick Road. The Sateen property has frontage on Ustick & the cell tower that exists on the north end of their property has an easement to access their facility via Ustick. The applicant requests a waiver from Council to UDC 11-3A-3 for the Sateen property to be allowed to retain access to Ustick until. such time as the property redevelops in the future; at such time, access via Ustick would be re-evaluated. The Richard property has an easement over the Cooper property to the south for access to Ustick via N. Cooper Lane. Staff does not object to them continuing to use this access, however upon redevelopment of the property, access should be taken internally & the Ustick access discontinued. At staff s request, the applicant has submitted a conceptual street layout plan for adjacent properties that depicts connections to stub streets proposed in the subject plat, internal circulation, and access points via Ustick & Linder Roads in alignment with existing & future accesses across Ustick & Linder.. This network is only a concept & may change but the goal was to illustrate access points & sewer connection to Ustick Road. A landscape plan is proposed that. depicts 15.2% (or 3.91 acres) open space and site amenities as follows: pathways throughout the site connecting to open space areas, adjacent developments, and through a linear open space along the White Drain at the west & southwest boundaries of the site; an additional 5% open space; a tot lot; picnic table, a BBQ; bench; a gazebo; and large common open space areas for sports. There is existing 6-foot tail fencing along the northern boundary of the site & along the portion of the east boundary that abuts Woodburn subdivision; a 4-foot tall open cedar fence is proposed along the rear lot lines of the remainder of the site, excluding the outer perimeter boundary of the Richard & Sateen properties. The White Drairi is required to be fenced in accord with UDC standards to deter access to the ditch. All open ditches, laterals, or canals on the site excluding the White Drain are required to be piped. Conceptual building elevations of the future homes in the development were submitted by the applicant. Because the concept plans only show the front elevations & no floor plans were submitted, staff was unable to determine the quality of development such as if modulation exists in wall planes, floor plans &rooflines to articulate building mass & form; if the quality of design & detail is present on all facades; if there are adequate windows on all elevations to provide articulation & avoid blank walls; if there will be a variety of materials & color changes for variety and interest on all facades, etc. The elevations do depict a mix of materials (3 different types including masonry accents) but appear to have very little (if any) modulation structurally in footprint and rooflines, some are lacking in fenestration & have very little color variety. Design review is not typically required for SFR detached homes; however, the City does encourage single-family detached developments to incorporate the design guidelines contained in the City's Design Manual. Because of the appearance of a lack of quality in the proposed structures for the reasons stated, staff recommended in the staff report that the proposed annexation & consequently the CPAM & PP be denied as staff did not feel it was in the City's best interests to annex the property at this time with the quality of development proposed. Since the staff report was written, the applicant has submitted revised photo elevations & floor plans/footprints that demonstrate modulation in the front facades &rooflines, & more windows on the front. There is a mix of materials; however, staff recommends (8 the applicant agrees) if the Commission finds these elevations acceptable that masonry accents should be provided to 50% of the available wall length at a minimum height of 48" on the front facades (excluding the garage openings). The new front elevations alleviate much of staffs concerns; however, because the rear of many of the homes will be highly visible from the common open spaces and pathways, staff still would like to see the rear (& side) elevations before being in full support of the revised elevations. Where appropriate, windows should be placed on all elevations and detailed to provide articulation & avoid blank walls. The placement, size & proportions and details of windows should contribute to the architectural character of the building. Staff & the applicant are working together on this matter & I'm confident that we'll reach a product that is consistent with the intent of the design guidelines. Staff is supportive of the CPAM & PP and also the AZ if the issues noted with the elevations can be worked out. Written Testimony: Petition from residents of Woodburn & Sienna Creek subdivisions; Rick Wagner (representing Alice Saleen); Norm Brown; and Scott Noriyuki (response in agreement w/the comments in the staff report -would like the Commission to consider a favorable recommendation based on the upgraded elevations provided) Notes: STAFF REPORT HEARING DATE: TO: FROM: SUBJECT: May 16, 2013 Planning & Zoning Commission Sonya Wafters, Associate City Planner 208-884-5533 E IDIAN~- iDAHO Bruce Freckleton, Development Services Manager 208-887-2211 Woodburn West-CPAM-12-007; AZ-13-003; PP-13-007 I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Scott Noriyuki, has applied for an amendment to the Future Land Use Map (FLUM) contained in the Comprehensive Plan (CPAM) to change the land use designation on 6.8+/- acres of land from Mixed Use -Community (MU-C) with a Neighborhood Center (N.C.) overlay to Medium Density Residential (MDR). Annexation and Zoning (AZ) is also requested of 25.8 acres of land with an R-8 zoning district. A preliminary plat (PP) for Woodburn West subdivision is also proposed. The PP consists of 99 single-family residential building lots, 21ots with existing homes, and 14 common/other lots on 25.75 acres of land. See Section IX, Analysis, for more information. II. SUMMARY RECOMMENDATION Staff recommends denial of the proposed CPAM, AZ, and PP applications based on the Analysis included in Section IX pertaining to conceptual building elevations (pg. 10) and the Findings of Fact and Conclusions of Law in Exhibit B of the Staff Report. Note: Staff does not object to the proposed CPAMand PP; however, because staff is not recommending approval of the AZ, staff also ~ recommends denial of these applications. III. PROPOSED MOTION Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Numbers CPAM-12-007; AZ-13-003, and PP-13-007, as presented in the staff report for the hearing date of May 16, 2013, 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 of File Numbers CPAM-12-007; AZ-13-003, and PP-13-007 as presented during the hearing on May 16, 2013, with the following modifications: (Add any proposed modifications.) Continuance I move to continue File Numbers CPAM-12-007; AZ-13-003, and PP-13-007 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 1 IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located north of W. Ustick Road, approximately'/4 mile east of N. Linder Road, in the southwest'/4 of Section 36, Township 4 North, Range 1 West. B. Applicant: Northside Management 6810 Fairhill Place Boise, Idaho 83714 C. Owners: Sagewood Development Corporation 1056 Shearwater Lane Eagle, ID 83616 Heartland Homes, LLC 2358 S. Titanium Meridian, ID 83642 Alice Saleen 1250 W. Ustick Road Meridian, ID83642 Dick & Glenda Richards 3335 N. Cooper Ln. Meridian, ID 83642 D. Representative: Scott Noriyuki, Northside Management 6810 Fairhill Place Boise, Idaho 83714 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject applications are for an amendment to the comprehensive plan future land use map, annexation and zoning, and preliminary plat request. 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: Apri129, and March 13, 2013 C. Radius notices mailed to properties within 300 feet on: Apri129, 2013 D. Applicant posted notice on site by: May 6, 2013 VI. LAND USE A. Existing Land Use(s): This site consists of rural residential/agricultural properties. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: School, zoned R-4; single-family residences in Sienna Creek subdivision, zoned R-8 South: Rural residential property, zoned RUT in Ada County; Ustick Road East: Single-family residences in Woodburn subdivision; vacant commercial property, zoned C-C Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 2 West: Rural residential/agricultural property, zoned RUT in Ada County C. History of Previous Actions: NA D. Utilities: a) Location of sewer: Sanitary sewer to serve phase one and two of the subject property exists directly adjacent to the north in N. Anfield Avenue in the Sienna Creek Subdivision. Phase three of the development is master planned to sewer south to the existing sewer main in Ustick Road. b) Location of water: Domestic water to serve the subject site exists directly adjacent to the subject property in N. Anfield Avenue, W. Applepine Street, W. Woodpine Street, and in W. Ustick Road. c) Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Coleman Lateral crosses the western portion of this site along the north boundary and the White Drain runs along the west and a portion of the south boundary of the site. There are also several irrigation ditches that cross the site. 2. Hazards: The White Drain which runs along the west and a portion of the south boundary of the site is proposed to remain open and may represent a danger to young children. 3. Flood Plain: This property is not within the flood plain. VII. COMPREHENSIVE PLAN ANALYSIS CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: Existing: The Comprehensive Plan Future Land Use Map (FLUM) currently designates approximately 18.85+/- acres of land on the western portion of the site as Medium Density Residential (MDR) and approximately 6.9+/- acres of land at the south-east portion of the site Mixed Use -Community (MU- C) with a Neighborhood Center (N.C.) overlay. The purpose of the MDR designation is to allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. All developments should have a mix of at least three land use types. Residential uses should comprise a minimum of 20% of the development area at densities ranging from 6 to 15 units/acre. In MU-C areas where a N.C. overlay is designated, the City seeks a centralized, pedestrian-oriented, identifiable and day-to-day, service-oriented focal point for neighborhood scale development. N.C. designated areas are intended to identify a maximum walking distance from the core of the neighborhood center of/4 mile. Neighborhood centers are encouraged to be designed according to the conceptual neighborhood center plan depicted in Figure 3-4 of the Comprehensive Plan on page 29. Four design elements should be incorporated into a N.C. development as follows: a) street connectivity; b) open space; c) pathways, and d) residential density that is eight dwelling units per acre or more. See the Comprehensive Plan, pages 27-29 for more information. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 3 Proposed: The applicant proposes to change the FLUM designation on the southeast portion of the site consisting of approximately 6.9 acres of land from MU-C with a N.C. overlay to MDR making the total MDR designated area 25.75 acres (18.85+/- acres of the site is already designated MDR and will stay as such). See Exhibit A.2. The applicant proposes to develop the site with 99 single-family detached homes resulting in a gross density of 3.92 dwelling units per acre. The proposed density is consistent with the MDR designation of 3 to 8 dwelling units per acre. If the FLUM change is approved from MU-C to MDR, the proposed development would result in a much lower density than anticipated in this area (6 to 15 dwelling units per acre in a minimum area of 20% of the site) and no mix of uses. If the FLUM change is approved, the proposed residential homes would be compatible with the adjacent single-family homes to the east in Woodburn Subdivision and adjacent rural residential properties that are designated on the FLUM for MDR uses. There is vacant/undeveloped property to the south and east and southeast of the site across Ustick Road that has frontage on Ustick Road that would be feasible to be developed consistent with the plan for the MU-C designated areas with N.C. overlay. Amulti-family development was recently constructed on the southwest corner of Ustick & Venable and a convenience store/fuel facility/carwash and various commercial uses are located on the northeast corner of Ustick & Venable within the MU-C/N.C. designated area. Staff believes these uses along with future uses within this area will ultimately provide a mix of uses as desired. Additionally, because the site does not have street frontage on an arterial street and gains access through existing residential developments (Woodburn & Sienna Creek Subdivisions), Staff is of the opinion residential uses may be more appropriate than commercial uses on this site. Therefore, staff is in support of the proposed change to the FLUM. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi- family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." (3.07.03B, pg. 56) The future development of single family detached homes on this site will provide ownership and rental options for individuals with varying income levels in this area of the City. • "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc. (3.05.0X) The subject development is required to meet all standards in regard to landscaping, signage, fences, etc. • "Require new residential development to provide permanent perimeter fencing, and fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties." (3.05.02G) Six foot tall fencing exists along the northern boundary of the site and along the portion of the east boundary that abuts Woodburn subdivision; a 4 foot tall open cedar fence is proposed along the rear lot lines of the remainder of the site, excluding the outer perimeter boundary of the Richard and Saleen properties. (See fencing plan included on the landscape plan.) Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 4 • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.01 F) The proposed single family residential development should be compatible with existing adjacent residential and agricultural uses. • "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 applicant is proposing a pedestrian connection to the east to connect to a pathway in Woodburn subdivision and to the north to the school property and along the White Drain on the west and a portion of the south boundary. Internal pathways are also proposed providing interconnectivity to the common areas. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. The intended use of this property is a single- family residential development which will integrate well with existing and future residential uses in this area. b. Population The City of Meridian must ensure that population growth is accommodated in an orderly pattern. Residential and commercial developments must be easily served by City infrastructure and public services. Necessary services are currently available to the subject site and should still be available upon development of the site. c. Housing The City of Meridian is charged with ensuring an adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. To accomplish this, the plan identifies areas appropriate for residential development and areas not appropriate. The majority of this site is already designated for residential uses and the applicant proposes to change the land use designation on the remainder of the site to also accommodate residential uses. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from afarming-based economy to a retail, service, and manufacturing-based economy. During this time, local policy with regard to the types of lands~needed to support the economic and employment needs of the community has also changed. The Comprehensive Plan forecasts the need to continually adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. The subject property is currently identified as appropriate for medium density residential uses as well as mixed use community uses. Because the site does not have street frontage on an arterial street and gains access through existing residential developments (Woodburn & Sienna Creek Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 5 Subdivisions), Staff is of the opinion residential uses may be more appropriate than commercial uses on this site. e. Public Services, Facilities, and Utilities City water and sewer service is available to the subject property. Once the property is annexed, public services such as police and fire protection will be provided to this property. f. School Facilities and Student Transportation The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. No comments have been received from the Meridian School District to determine if the school facilities and student transportation in this area are adequate to serve additional residents. According to the school districts' boundary map, Hunter elementary, Sawtooth middle, and Rocky Mountain high schools will serve development on this site. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Because the existing plan for the site is medium density residential and mixed use community with a neighborhood center, Staff is of the opinion the proposed FLUM amendment to medium density residential would not negatively impact transportation within this area of the City as it would most likely generate less traffic than commercial uses and create less congestion at the intersection of Ustick Road and Venable Avenue. h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff is not aware of any natural resources that exist on this site that would be impacted by the proposed development. i. Special Areas The subject amendment does not directly impact any lands designated for open space, natural resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural resources. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site. k. Recreation Recreation resources within Meridian include 18 developed City parks totaling approximately 240 acres. The City is in the process of developing new park facilities. The City also maintains several pathways. This site is not formally designated for recreational purposes. A segment of the City's multi-use pathway system is designated across this site. 1. Land Use The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable areas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. Staff is of the opinion the proposed single-family residential use of the site is consistent with the existing and proposed medium density residential designation for this site. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 6 m. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the Comprehensive Plan and its policies through the Unified Development Code. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. The City Council is the ultimate decision making authority on most land use applications. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the City to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the requested Comprehensive Plan Land Use Map change would not unconstitutionally violate private property rights. A neighborhood meeting was held on December 12, 2012 of which two people attended (see sign-up sheet included in application). VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: 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-21ists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the 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 detached dwellings is a principally permitted use in the R-8 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2A-6 for the 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 R-8 zoning district. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: COMPREHENSIVE PLAN MAP AMENDMENT (CPAM): The applicant proposes to amend the future land use map (FLUM) contained in the Comprehensive Plan to change the land use designation on 6.8+/- acres of land from Mixed Use Community (MU-C) with a Neighborhood Center (N.C.) overlay to Medium Density Residential (MDR) (see Exhibit A.2). Please see the analysis included above in Section VII and the Findings in Exhibit B below for more information. ANNEXATION & ZONING (AZ): This site is comprised of 25.8 acres of land zoned RUT in Ada County. The applicant proposes to Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 7 annex the entire property with an R-8 zoning district consistent with the existing and proposed Comprehensive Plan Future Land Use Map designation of MDR. The applicant proposes to develop the site with 99 single-family detached residential homes at a gross density of 3.92 dwelling units per acre consistent with the density desired in R-8 designated areas of between 3 and 8 dwelling units per acre. Single-family detached dwellings are a principal permitted use in the R-8 zoning district. A preliminary plat was submitted concurrently with the CPAM and AZ request that shows how the property is proposed to develop (see Exhibit A.4). The annexation legal description submitted by the applicant, included in Exhibit A.3, shows the boundary of the properly proposed to be annexed and zoned contiguous to the existing boundary of the City of Meridian and within the Area of City Impact boundary. Development Agreement: The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511 A. To ensure the site develops consistent with the Comprehensive Plan, the preliminary plat, and design guidelines for residential developments, staff recommends a DA is required as a provision of annexation in accord with the provisions included in Exhibit B. PRELIMINARY PLAT (PP): The proposed preliminary plat consists of 99 single-family residential building lots, 21ots with existing homes, and 14 common lots on 25.75acres of land in a proposed R-8 zoning district. A phasing plan has been submitted showing 3 phases of development, with the development starting on the northeast end of the site (see Exhibit A.4). Dimensional Standards: The proposed plat and future development is required to comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the proposed plat and found several of the proposed building lots do not meet the minimum street frontage requirement of 50 feet; the final plat should comply with this standard. Otherwise, the proposed plat complies with the R-8 dimensional standards. Access: Access is depicted on the plat at the north and east boundaries via N. Anfield Avenue, W. Apple Pine Street, and W. Woodpine Street, existing internal stub streets to this property. A stub street is depicted at the west boundary of the site and to the Saleen and Richard properties for future extension. No public street access is proposed or approved via W. Ustick Road. The two existing homes on Lot 6, Block 7 (the Saleen property) and Lot 6, Block 3 (the Richard properly), currently take access via W. Ustick Road. The Saleen property has frontage on Ustick & there is an easement for the cell tower company to access their facility on the Saleen property via Ustick Road. The applicant requests a waiver from Council to UDC 11-3A-3, which limits access to arterial streets when access from a local street is available, to allow the Saleen's (and the cell tower company) to retain their existing accesses to Ustick until such time as the property redevelops in the future. At such time, access via Ustick will be re- evaluated. The Richard property has an easement over the Cooper property to the south to use N. Cooper Lane to access their property via Ustick Road. Staff does not object to them continuing to use this access, however, upon redevelopment of the property, access should be taken internally and the Ustick access discontinued. At the request of staff, the applicant has submitted a conceptual street layout plan for adjacent properties that depicts connections to stub streets proposed in the subject plat, internal circulation, and access points via Ustick and Linder Roads in alignment with existing and future accesses across Ustick and Linder. The applicant states the internal network may change but the primary goal was to illustrate access points and sewer connection to Ustick Road. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 8 Existing structures: There is a 150-foot tall full array cell tower and equipment building that exists at the northwest corner of the Saleen property that is proposed to remain. Per UDC 11-4-3- 43C.7, new facilities on a property that abuts a residential use and/or public right-of--way are required to be set back a minimum of 150 feet. Although the cell tower already exists, the applicant has designed the plat to generally comply with this requirement. There are also two existing homes and associated outbuildings on this site. Any structure that does not comply with the setbacks for the R-8 district will need to be removed prior to signature on the final plat by the City Engineer or the plat will need to be revised to comply. The structures appear to meet the required setbacks. Pathways: Five-foot wide pathways are depicted on the landscape plan throughout the proposed subdivision. The landscape plan depicts a pedestrian connection to the east to connect to a pathway in Woodburn subdivision and to the north to the school property. The common area that contains the pathway that connects to the east should be shifted to the south to align with the existing pathway in Woodburn subdivision. A pathway is also proposed along the White Drain on the west and a portion of the south boundary. Pathways are also proposed that provide internal interconnectivity to the common areas. Existing Trees: There are a lot of existing healthy trees along the west and southwest boundaries of the site adjacent to the White Drain that are proposed to remain. The applicant should protect all existing trees on the site that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. Landscaping: There are no arterial or collector streets within or adjacent to this site; therefore, no street buffers are required. Landscaping is required to be maintained in accord with the standards listed in UDC 11-3B-13C. Common areas are required to include a minimum of one deciduous shade tree per 8,000 square feet and lawn per UDC 11-3G-3E. Based on the total common area proposed of 3.92 acres (or 170,755 square feet), a minimum of 21 trees are required; 21 trees are depicted don the plan consistent with the aforementioned requirement. Landscaping along pathways is required to be provided in accord with UDC 11-3B-12C. A minimum of one tree is required per 1001inear feet of pathway. Because of an irrigation easement through Lot 3, Block 2 and Lots 19 and 32, Block 5, trees are not proposed along the pathway in these lots. These lots should be widened a minimum of 5-feet to allow trees to be planted outside of the irrigation easement in accord with UDC 11-3B-SJ and 11-3B-12C. Common Open Space and Site Amenities: Per UDC 11-3G-3, a minimum of 10% qualified open space is required to be provided in accord with the standards listed in UDC 11-3G-3B. Based on 25.75 acres, the total area of the plat, a minimum of 2.58 acres of qualified open space is required. The landscape plan depicts a total of 3.91 acres or 15.2% of the site of qualified open space which meets and exceeds the aforementioned requirement. A minimum of two qualified site amenities are required to be provided in accord with the standards listed in UDC 11-3G-3C, per 11-3G-3. The landscape plan depicts the following site amenities: pathways throughout the site connecting to open space areas, adjacent developments, and through a linear open space along the White Drain at the west boundary of the site; an additional 5% open space; tot lot; picnic table; a barbeque; bench; a gazebo; and large common open space areas for sports. The proposed site amenities meet and exceed UDC standards. Sidewalk: Five-foot wide attached sidewalks are proposed adjacent to streets within the proposed subdivision in accord with UDC 11-3A-17. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 9 Fencing: Six-foot tall fencing exists along the northern boundary of the site and along the portion of the east boundary that abuts Woodburn subdivision; a 4-foot tall open cedar fence is proposed along the rear lot lines of the remainder of the site, excluding the outer perimeter boundary of the Richard and Saleen properties. See the fencing plan on Sheet L2.0 of the landscape plan. All fencing on the site shall be installed in accord with the standards listed in UDC 11-3A-7. Unless the White Drain will be improved as part of the development as a water amenity, it is required to be fenced with a 6-foot tall, 11-gauge, 2" mesh or other construction equivalent in ability to deter access to the ditch, in accord with UDC 11-3A-6B. Waterways: The Coleman Lateral crosses the western portion of this site along the north boundary and the White Drain runs along the west and a portion of the south boundary of the site. There are also several irrigation ditches that cross the site. All irrigation ditches, laterals, canals and drains are required to be piped in accord with UDC 11-3A-6A, unless used as a water amenity or linear open space. The applicant proposes to leave the White Drain open and improve it as a linear open space with a pathway. Building Elevations: The applicant has submitted conceptual building elevations for the single- family detached structures proposed in this subdivision (see Exhibit A.6). Because the concept plans only show the front elevations and no floor plans were submitted, staff is unable to determine the quality of development such as if modulation exists in wall planes, floor plans and rooflines to articulate building mass and form; if the quality of design and detail is present on all facades; if there are adequate windows on all elevations to provide articulation and avoid blank walls; if there will be a variety of materials and color changes for variety and interest on all facades; etc. The elevations depict a mix of materials (3 different types including masonry accents) but appear to have very little (if any) modulation structurally in footprint and rooflines, some are lacking in windows (fenestration), and have very little color variety. Design review is not typically required for single-family detached homes; however, the City does encourage single-family detached developments to incorporate the design guidelines contained in the City of Meridian Design Manual with any subdivision architectural development standards. Staff does not feel it is in the City's best interest to annex this property at this time with the conceptual building elevations proposed by the applicant. However, if the applicant satisfactorily addresses the items noted above by submitting floor plans/footprints & 4-sided elevations (with construction materials listed) of conceptual building elevations for the future homes in this subdivision that demonstrate compliance with the design guidelines contained in Section E of the Meridian Design Manual prior to the Commission hearing, a favorable recommendation may be attained. Staff is generally supportive of the proposed CPAM and PP; however, unless the conceptual building elevations are revised as noted above consistent with the City's design guidelines for residential developments contained in Section E of the City of Meridian Design Manual, staff is not supportive of annexing the subject property. Therefore, staff is also not recommending approval of the proposed CPAM & PP. If the applicant appropriately addresses the concerns noted above, staff has included comments in Exhibit B that may be included as conditions of approval if the Commission forwards the applications to Council with a favorable recommendation. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 10 X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Existing & Proposed Future Land Use Map 3. Legal Description & Exhibit Map for Annexation Area 4. Proposed Preliminary Plat (dated: 4/19/13) & Phasing Plan 5. Proposed Landscape Plan (dated: 4/22/13) 6. Conceptual Building Elevations 7. Conceptual Street Layout Plan for Adjacent Properties B. Agency & Department Comments C. Required Findings from Unified Development Code Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 11 Exhibit A.1: Vicinity Map Woodburn West CPAM-12-007: A/,-13-003; PP-13-007 PAGE 12 Exhibit A.2: Existing & Proposed Future Land Use Map Existing Land Uses Woodburn West CPAM-12-007; A%-13-003; PP-13-007 PAGE 13 Exhibit A.3: Legal Description & Exhibit Map for Annexation Area io,~Ha ~,so t~ w»~ 1~, Suiroe l36 SURVEY r~~ ~ t136~2 GROUP t~ ~ ~-~ trrar tzoei sa+s~~ .lea Na. 12-13a Apra 29, 2013 ANNEXATION DESCRIPTION fOR WO©DBURN WEST SUBDNISIQIit A panel of land located In the SV11114 of Section 36, Township 4 Noah, Range 1 West, Boise Meridian. Leda County, ideha 6aing mots partiwlarly desalbad as follows: Cornmencing at a ixars cap monument marking lha S1l4 comet of sedd Section 36 from which a brass cap monument marking the SW corner of said Section 36 bears North 88'43'0?' Wert, 21382.29 feet: Thence along the south boundary tine of ratd Sadian 36 North 66°~3't>2" West. 865.30 feetr Thencr having said South boundary line North 00'23'27" East, 141.83 feet to a point on the canterlina of a drain dkch as shown on Record of Survey No. 6931, recorded June 8.2002 as Instrument No. 105073795, neoards of Ada County, Idaho. aa~d point bsinp the REAL. POINT OF BE(iINNIN~i; Thanca along said as<>karline be toNowing 9 courses: Thanoa North 87°00''36" VVaat, 128.84 bet; Thanoe Natfh 71°it?2'19" West, 75.67 feet; TNenoa North 86'37'06" blast, 55.79 feet; Them North 51'24'02" West, 68.0"2 taa:t Thence North 47'?6'41" West, 78.17 feet; Thence North 38`213'05" Wert, 31.20 bat; Thanoe Ncxth 72`42'55 blast, 123.98 that; Tlrenoe Math 71'14'14"'1Mast, 117.81 t!e~i; Thence North 69°15'45" West, 67.37 feat tQ a point On the East boundary una Of the SVIi 114 of the SW 1/4 of said Section 36; Thence along said Fart boundary tine South 00°20°14` West, 440~t35 feet td a paint on thin South boundary trine ~ sa~f Section 36: Thanes along raid South boundary Nna North 88`43'02" blast, 172.47 teal; Thanoe leaving said South boundary Fne North OQ°02'28'" East. 472,45 ta~et; Thence North 81'01'42" UYast, 125.48 t'aet; S:YSO Prgjeds~RidiaMe 14ae 6gF7ppp~pbtting 12-13GM3ousn~nbL~xiexNiar 1VloodtKim SI~dIV1igR Ib 2 dd6Ar Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 14 Thence North 14°4542" bleat, 859.21 feet; Thence North 00°12'56" East, 189.24 feet to a paint on 8ta North boundary line of the SW 114 of the SW t14 of aiid SeWon 38; Thence slang said North boundary Ikte South $s°58'05' East, 471.13 feet. to the SW 1118 cornet of said Section 38; Thence along the Went boundary line of the NE 114 of the SW 114 North 00'20'14" East, 42.15 feet to the southwest comer of Surma Creels Subdivision No. 2 as bbd 1n Book 96 of Plats at Pages 11808 through 11808, records of Ada County, Idaho; Thence slang the exterior boundary lire of said Sienna Creek Subdivkion No. 2 South !~°58'20" East, 667.47 feel (formerly described as 687.41 teat); Thence continuing along said axt~ior boundary tine and the West boundary Nne of Woadbum Subdivision Ms toed in Book 96 of Plats at Page: 118091hrough 11811, records of Ada County, Idaho and the southerly extensbrt thereof South 00'23'27 West, 1203.62 feat to dte REAL PAINT t?F BEGINNINt3. Containing 25.85 acres, mnre or less. Prepared Id S coup, P.C. ~7~g' +~,, HlL1li6 ~' ~ or<~t t3r~ory C3. Garber, P.L.S. S.4t5t3 r'ra~eets+rtfdhrMs tyre boy-Tepa~-P WSr~g 12•t ]O+DOamerWWtrrsnexal7on Woa~duum Suhdlvbion I~b 4 ~ Rr Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 15 Y~ • ~ wws s aw*art -++~ ~nw~oinuc ----.__.._--_ ~wm.ut -_------- ~nai ~ 1 N/'1P1L uw 4. wa24mid+E+~S7. SURVEY ~ '„w,~,~„~ GROUP. P.C. """"""° Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 16 ANNExAT1oN ExN~IT Foe ~p~pDBUR1V NESTSUBDIVISIDII' ...LACATED IAN THE SW 1/i OF SECTION SBM..... Exhibit A.4: Proposed Preliminary Plat (dated: 4/19/13) & Phasing Plan e 9 :J I G. 3. 6, / di a~A..a ______ ~ ~~~ ~• ~~ ¢e ` ~ ~7 sra, w •v - ~""~'-`,". ~a:_. .r.."SiTiS',1'I:r.k3;~w'iT^•Tr smum g ~n~, ~~,~~,.r,~~s ~~r, Woodburn West CPAM-12-007; A/,-13-003: PP-13-007 PnGL 17 Exhibit A.S: Proposed Landscape Plan (dated: 4/22/13) ~° tee... ~: ..~ ~~ I~hi~s:~r! ,~~. .~ ._.. __ _~ _ .~ 4 _ '7nee.,,,, ... ~. .. A ~~ '"sepi7elf• '71NY1. met=. ~ri ~.ti ® rte= ........ "' .R6~1Ci'• m r _ ~_ ~sra~ t!e ,t ....~.~ ~4 ~~ (~L° I e.ree~auswrn~s~a~ws~ ® frR.-_i~ ~ to v su sr muss t~tseues, ~ eia~- ..ems V/ w~~r ~~~ ..m.vr,. ~~ ~~-- ~_-- Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 18 Y, i I ~ ~ {- ; ; - -r n i ~ C'1 ( ~ h;.l ~ j I ].4~ ail •~ wait. __~_ y., ~ ~ ?mil- ~ - I ~~ - - ' ,.. ~ ~ f .. jl ~ ,~-::~ N ~ ~,_---- .. 1 -~-1- . ~. _ __. _~- _ n. ----- f _- _- .,~. ~_ ~_ i i J~O RAN ~` ®~~ ..«ww~ YI~A ~ NA 1fi110~ Zad/I I ro mar. ~, a, ~i~~ _ ~~ I~ i ~N 6075'15' N '"'! -w,. 8].J]' $ I s' w ` e . h x'2ff t J ~ ~ JJ~~ (9G3 t I}i ~ ~ Q qq k~~•~ Kw w' ~rN w.o w~m~ 3.46 ~ ! ~~ ~~ ~ ~ ~° . g ' L ~ ~ ~ g ~ L / ''GG V ~ ~ I ~ j ar axr a i~o~ r ~ ~. _ I ~ ~ I t w~' w ~° ( I ~ I I$ ~ ~ ii~~:~=i~i~ I ~~ --F I ~ ~ ~ IL ~: N 517P02''M 66.02' _ ~ tom' .. ll~NO. I I ~° -., I ,I + 4 ,r.qe y o .~ .:~ ~ ~ d ~. ti~ (; ~ I t 0 f w _ _.~ ~ _.. - - __ MM O~4Mtl SS y~ 1~0~ ~ ~.i aal y~i YY~iM u ~01n'~ V4 I ~ ~iA~ ~_~ y®/~tI lOt O~~i6 ~lYZ ~ ® J ~~\ ~.F~M~~Cw ~ - , ~ y y ~ . eta 1L~f1~1~ ~M4/ L~wMOif~ i0~12~ Q3a _ . rflii Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 19 Exhibit A.6: Conceptual Building Elevations Full masonry (stucco, brick, clone) at garage wing colomns or po¢h columns Masonry veneers to wrap 24" ~ wmars. Additional masonry accent below windows or ~ porch columns There applicable Woodburn Wcst CPAM-12-007: A1,-13-003: PP-13-007 PAGI; 20 FuII masonry (stucco, brick, stone) at gauge wing colomns or porch columns. Mosonry veneers to wrap 24" ~ corners. Additional masonry accent below windows or ~ porch columns where applicable Full masonry (stucco, brick. stone) at garage wing colomns or porch columns. Mosonry veneers to wrap 24" Q turners. Atltlitdonal masonry accent Delow windows or @ porch columns where applicable Full masonry (stucco, brick, stone) at garage wing colomns or porch columns. Mosonry veneers to wrap 24" (~ corners. Additional masonry anent below windows or (il porch columns where applicable. Full masonry (stucco, brick. stone) at garage wing colomns or porch columns. Mosonry veneers to wrap 24" ~ wrners Additional masonry accent below windows or tQ porch columns where applicable Full masonry (stucco, beck, stone) at garage wing colomns or porch columns. Masonry veneers b wrap 24" ~ corners Additional masonry accent below windows or ~' porch columns where applicable. Woodburn West CPAM-12-007; A7_,-13-003; PP-13-007 PAGE 21 full masonry (stucw, brick, stone) at garage wing colomns or porch columns Masonry veneers to wrap 24" comers. Additional masonry accent below windows or ~ porch mlumns where applicable. FuII masonry (stucco. brick, stone) at garage vwrg colomns or porch wfumms. Mosonry veneers to wrap 24" corners. Additional masonry accent below windows or ~ porch columns where apphcable. Full masonry (stucco. brick, stone) al garage wing colomns or porch columns. Masonry veneers to wrap 24" ~ corners. Additional masonry accent below windows or Q porch columns where applicable. 7. Conceptual Street Layout Plan for Adjacent Properties Woodburn West CPAM-12-007; A7-13-003: PP-13-007 PAGE 22 B. Agency & Department Comments Prior to the Planning & Zoning Commission hearing, Staff recommends the applicant address the items noted in Section IX of the staff report by submitting floor plans/footprints & 4-sided elevations that demonstrate compliance with the guidelines contained in the City of Meridian Design Manual for residential developments (Section E). Staff s recommendation for the AZ, PP, and CPAM request is for denial; however, i~the applicant appropriately addresses the design concerns noted by staff, the following comments may be included as conditions of approval upon a favorable recommendation by the Commission and/or Council: 1. PLANNING DEPARTMENT 1.1 A Development Agreement (DA) is required as a provision of the annexation and zoning of this property. Prior to the annexation ordinance approval, 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. The Applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed by the property owner and returned to the city within two (2) years of the City Council granting the annexation and zoning. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's oftice prior to commence-nent of the DA. The DA shall, at mininuun, incorporate the following provisions: a. Development of this site shall substantially comply with the preliminary plat and landscape plan in Exhibit A which depicts 99 building lots and 16 common/other lots and 3.9] acres of common open space. b. Pathways are required to be constructed on the site as depicted on the landscape plan with the exception of the pathway that connects to the east boundary of the subdivision to be shifted to the south to align with the existing pathway in Woodburn subdivision. c. The White Drain, which runs along the west and southwest property boundaries is allowed to remain open and shall be improved with a pathway as a linear open space as allowed by UDC 1 1-3A-6A.2. d. Unless the White Drain is improved as part of the develop-nent as a water amenity (as defined in UDC 1 1-lA-l ), it is required to be fenced with a 6-foot tall, 11-gauge, 2" mesh or other construction equivalent in ability to deter access to the ditch, in accord with UDC 11- 3A-6B. e. The existing homes on Lot 6, Block 7 and Lot 6, Block 3 shall be required to hook-up to City water and sewer service within 60 days of annexation ordinance approval by City Council. £ The existing hone on Lot 6, Block 7 shall be required to take access internally from within the subdivision per UDC 1 1-3A-3; access to W. Ustick Road is prohibited unless waived by the City Council. g. The existing home on Lot 6, Block 3 is allowed to retain access to Ustick Road across the Coope-- property via across-access easement in the location of N. Cooper Lane. Upon redevelopment, access shall solely be provided internally from within the subdivision in accord with UDC 1 1-3A-3. 1.2 Site Specific Conditions of Approval 1.2.1 Any existing structures on the site that do not comply with the setbacks for the R-8 district will need to be removed prior to signature on the final plat by the City Engineer or the plat will need to be revised to comply. Woodburn West CPAM-12-007: A/,-13-003; PP-13-007 ['AGE 23 1.2.2 Pathway landscaping is required to be installed in accord with UDC 11-3B-12. 1.2.3 The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 1.2.4 The applicant shall provide a minimum of 3.91 acres (15.2%) of qualified open space and site amenities as depicted on the landscape plan in Exhibit A.5 (tot lot play equipment, gazebo, bench, picnic table, barbeque), in accord with the standards set forth in UDC 11-3G-3. 1.2.5 The configuration of Lots 12, 16, 20, 33, and 34, Block 5 and Lot 1, Block 6 shall be revised to meet the minimum street frontage requirement of 50 feet in the R-8 zoning district. 1.2.6 The configuration of Lots 18 and 19, Block 6 shall be revised to meet the minimum street frontage requirement of 15 feet for each property sharing a common driveway, per UDC 11-2A- 3B.3. 1.2.7 The common driveway on Lots 18 and 19, Block 6 shall comply with the standards listed in UDC 11-6C-3D for common driveways. 1.2.8 The property shall develop in accord with the phasing plan in Exhibit A.4. 1.2.9 Revise note #3 on the plat as follows, "All lots shall have a permanent easement for public utilities, street lights, irrigation and lot drainage over the 10 (ten) feet adjacent to any public street. Except as otherwise shown, there shall be a 5 (five) foot wide public utility, irrigation, and lot drainage easement along all interior side lot lines and a 10 (tenZfoot wide public utility irrigation,. and lot drainage easement adjacent to all rear lot lines and along the subdivision boundary ,a: ~, +„ . ~„~ ~: o „~ „a: o.,+,,, .~.~: .,+..oo+,~ 1.2.10 Widen Lot 3, Block 2 and Lots 19 and 32, Block 5, on the preliminary plat and landscape plan to allow a minimum 5-foot wide strip outside of the irrigation easement to allow for trees to be planted in accord with UDC 11-3B-SJ and 11-3B-12C. 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Tables 11-2-A-6. 1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.3.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.3.4 Construct the pathways and adjoining fencing and landscaping consistent with the standards as set forth in UDC 11-3A-7A7 and 11-3B-12C respectively. 1.3.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.3.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.3.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family and multi-family dwellings as applicable. 1.3.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.3.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 24 1.3.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.3.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.3.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.3.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.4.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.4.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.4.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.4.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.4.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-SC-3C. 1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.5.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B- 7B. 1.5.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 25 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer to serve phase one and two of the subject property exists directly adjacent to the north in N. Anfield Avenue in the Sienna Creek Subdivision. Phase three of the development shall drain south to the existing sewer main in Ustick Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. 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. The subject site is obligated to pay $1,465.56 per acre to proportionally offset costs incurred by the City of Meridian for the Victory Road Gap Sewer Project. Said payment must be received prior to obtaining the City Engineer's signature on any final plat. 2.2 Domestic water to serve the subject site exists directly adjacent to the subject property in N. Anfield Avenue, W. Applepine Street, W. Woodpine Street, and in W. Ustick Road. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 Off-site sanitary sewer and water mains are proposed to connect phase three of Woodburn West Subdivision to the existing mains in W. Ustick Road. Applicant shall be required to dedicate easement(s), for all public water/sewer mains outside of public right of way. Width of easement(s) shall be determined by the number of utilities within said easement. Minimum widths shall be 20-feet wide for a single utility, or 30-feet wide for two. An all-weather gravel access road will be required over said utilities per Standard Drawing Number G2, City of Meridian Supplemental Specifications and Drawings to the ISPWC. 2.4 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 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, 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. 2.5 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, asingle-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 signature on the final plat by the City Engineer. 2.6 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 26 2.8 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. 2.9 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. 2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, 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. 2.11 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. 2.12 All development improvements, including but not limited to sanitary sewer and water, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.13 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. 2.14 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. 2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.16 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.18 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. 2.19 The 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. 2.20 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. 2.21 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. 2.22 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not Woodburn West CPAM-12-007; AZ-13-003; )yP-13-007 PAGE 27 exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.23 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. Please contact Land Development Service for more information at 887-2211. 2.24 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. Please contact Land Development Service for more information at 887-2211. 3. POLICE DEPARTMENT 3.1 Fencing adjacent to all pathways and common areas shall be open vision up to six feet in height or closed vision not to exceed four feet in height as set forth in UDC11-3A-7. 4. FIRE DEPARTMENT 4.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 '/2" outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 '/z°' outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.2 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. 4.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.4 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1. 4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (1FC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.6 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26' in width shall have no on-street parking; streets less than 32' in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 28 4.7 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1) 5. REPUBLIC SERVICES 5.1 Republic Services has no comments related to this application. 6. PARKS DEPARTMENT 6.1 The pathway stubbed at the east boundary within Lot 3, Block 2 should be shifted to the south to align with the off-site pathway to the east. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGE 29 C. Required Findings from Unified Development Code 1. COMPREHENSIVE PLAN AMENDMENT 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 amendment to the Comprehensive Plan, the Council shall make the following findings: a. The proposed amendment is consistent with the other elements of the Comprehensive Plan. Staff finds that the proposed changes to the Future Land Use Map are consistent with elements of the Comprehensive Plan as detailed in Section VII above. b. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposal to modify the Future Land Use Map to allow for single-family residential uses on this site will be compatible with existing and future adjacent residential uses. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Staff finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis). d. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is consistent with the Unified Development Code. e. The amendment will be compatible with existing and planned surrounding land uses. Staff finds the proposed amendment will be compatible with existing and future single- family residential uses and uses allowed in the C-C zoning district to the east. f. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment would not burden existing and planned service capabilities in this area of the city. Sewer and water services are available to be extended to this site. g. 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. Staff finds the proposed single-family residential development of this property is consistent with the proposed map amendment, will not significantly impact development in this area and provides a logical juxtaposition of uses. h. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Sections VII and VIII and the subject findings above, Staff finds that the proposed amendment is in the best interest of the City. 2. ANNEXATION & ZONING 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 annexation and zoning, the Council shall make the following findings: Woodburn West CPAM-12-007; AZ-I3-003; PP-13-007 PAGE 30 a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex and zone the subject property with an R-8 zoning district consistent with the existing and proposed MDR land use designation for this site. Therefore, Staff finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section VII above). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-8 zoning district and proposed single- family residential development of the property is generally consistent with the purpose statement of the residential district in that it will provide for a range of housing opportunities consistent with the Comprehensive Plan. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. 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 Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation (as applicable) is in the best of interest of the City (UDC 11-SB-3.E). For the reasons stated in Section IX, Analysis (pg.10), pertaining to the proposed conceptual building elevations of future homes in the proposed development, staff finds annexation of this site is not in the best interest of the City unless the applicant appropriately addresses the concerns noted. 3. 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; Staff finds that the proposed plat is in substantial compliance with the adopted and proposed Comprehensive Plan in regard to land use, transportation, and circulation. 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 will be provided to the subject property upon development. (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 development 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; Staff recommends the Commission and Council consider comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) 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. ACHD 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.