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PZ Recs REV 7-16 WoodburnSTAFF REPORT HNARING DATE: TO: FROM: SUI3JI:CT; Tiny 16, 2013 Mayor & City Council Sonya Watters, Associate City Planner 208-884-5533 E II)IAN"--- Bruce Frecklcton, Developt7~ent Services Manager 208-887-2211 Woodburn West-CPAM-12-007; A7,-13-003; PP-13-007 I. SUMMARY DF,SCRIPTION OF APPLICANT'S IZI?.QUI±JST The- applicant, Scott Noriyulci, has applied for an amendment to the Future Land Use Map (PLUM) contained in the Comprehensive Plan (CPAM} to change the land ttse designation on 6.8+/- acres of land from Mired Use -Community (MU-C} with a Neighborhood Center (N.C.) overlay to Medium Density Residential (MDR). Ant~e~ation 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. Tlae 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 Sectiorr IX, ~r~alys•is, for• more irlfur•rrrcrtiorr. II. SUiVIMARY RECOMMENDATION Staff z•econvnends denial of the proposed CPAM, AZ, and PP applications based on the Analysis incltuled 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. Nvte: Staff does Trot object to the pr•oxlosed CPA]!2 acrd PI'; hvt-vcwer^, becazrse staff is nvt recornrnerrdirrg n~pr•oval of the AZ, stcr f also recorrrrnends decrial ~f these ap~rlicativrrs. subject CPAM, AZ and PP requests. a. Stymmarv of Commission Public Ilearin~; i. In favor: Scott Noriyul~i ii. In opposition: None iii. iv. Noriyuki. v. Staff presenting application: Sonya Watters vi. Other staff commentrrt~ on applieatian: Bruce Chatterton b. Key Issue(s) of Discussion by Commission: i. Recommendation to ACIID of stop suns for h•affic calmin;; in adjacent Woodburn Subdivision; ii. The Commission continued the project until the next ltearin~ date in order to allow the applicant additional timc to submit 4-sided elevations of the proposed dwellings; iii. Quality and design of future sh•uctures on the site. Woodburn t~rest CPAM-12-007; A7.-13-0O3; PY-13-007 PA(il; 1 C. applied to 50% of the available wall length and at a minimum height of 48 inches on the fi•~nt facades, excluding the garage door openings (see DA provision #1.1.h); and ii. The Commission recommended that building lots abutting common open space provide additional articulation, windows, colors/baruiing/material changes (i.e. stone or othe~• a~priate material) to provide interest on the rear elevations consistent with the fi•out elevations. d. Outstandinz Issue(s) far City Council: i. The applicant requests a ~vaiveY• to UDC l 1-3A-3 foi• the Saleen property (Lot 6, Block 7) to retain access to U-stick i~.oad until such time as the property redevelops (If Council approves a waiver, condition #l,lf should be stricken}. III. PROPOSh,ll MOTION Denial After considering all staff, applicant and public testimony, 7 move to recvmmend denial of file Numbers CPAM-12-007; A%-13-M3, and PP-13-007, as presented in the staff report for the hearing date of May 16, 2013, for the following reasons: (Yotr should state specific reasons for denial.) Approval After considering all staff, applicant and public testimony, 1 move tv 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.} Conti~iuance 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 reasons}: (Y~u should state specific reason(s) foi• continuance.) IV. APPLICATION ANti PROPERTY FACTS A. Site Address/Lvcation: The suhject property is located north of W. Usticlc Road, approximately'/a mile east of N. Linder Road, in the svttthwest'/a of Section 36, Township 4 Nv~~h, Range 1 West. B. Applicant: Northside Management 6810 Fairhill Place Boise, Idaho 83714 Woodburn t~,~est t:PAM-12-007; AZ-13-003; PP-13-00'7 I'ACiI 2 C'. Owners: Sagewood Development Corporation 1056 Shearwater Lane Eagle, ID 83616 Heartland Homes, LLC 2358 S. Titanium Mericlian,lD 83642 Alice Saleen 1250 W. Usticlc Road Meridian, ID83642 Dick & Glenda Richards 3335 N. Cooper Ln. Meridian, ID 83642 D. Representative: Scott Noriyuki, Northside Management 6810 Pairhill PIace Boise, Idaho 83714 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PRQCF,SS FACTS A. 1"he subject applications are for an amendment to the comprehensive plan future land tlse map, annexation and zoning, anti preliminary plat request. A public hearing is required before the Planning & Zoning Commission and City Council oar dais matter, consistent with Meridian City Code Title 11, Chapter S. B. Newspaper notifications published on: Apri129, and March 13, 2013 (Connnission); June 24, and Jul.. BOO 1~Cottn ci l) C. Radius notices mailed to properties within 300 feet on: Apri129, 2013 (Commission); June 20, 2013 (Council D. Applicant posted notice on site by: May 6, 2013 (Commission};July 3, 2013 (,Council} VI. LANll USE A. Existing Land Uses}: `I'bis site consists of rural residential/agricultural properties. B. Character of Surrounding Area and Adjacent Land Use and Loring: Nortla: School, zoned R-4; single-family residences in Sienna Creels subdivision, zoned R-8 Satrth: Rtn•al residential property, zoned RUI' in Ada Cotntty; Usticlc Road East: Single-family residences in Woodbut•n subdivision; vacant commercial property, zoned C-C West: Rural residential/agriculttu•al 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. AnfieId Avenue in the Sienna Creek Subdivision. Phase three of the development is master planned to sewer south to the existing sewer main in Ustiek Road. Woodburn West CPr1I~1-12-007; AL-13-003; YP-t3-0o7 Pf1GF 3 b) Location of water: Domestic water to serve the subject site exists directly adjacent to the subject property n1 N. Anfield Avenue, W. Applepinc Street, W. Woodpine Street, and in W. Ustick Road. c} Issues or concerns: None E. Physical Features: 1. Canals/Ditches Iz•rigation: The Coleman Lateral crosses the western poz•tion of this site along the noz•th boundazy and the White Drain runs along the west and a portion of the south boundazy of the site. These are also sevez•al irrigation ditches that cz•oss the site. 2. Hazards: The White Drain which runs along the west aztd a poz-tion 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. CON1I'RCIII',NSIV),J PLAN ANALYSIS CITY OF M>;IZIDIAN COMPRFiHENSIVE PLAN POLICIES AND GOt1LS: Existing: 7'hc Comprehensive f lan Future Land Use Map (FLLTM) currently designates approximately 18.85+/- acres of land on the western portion of the site as Medium I)ensiry 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 Cezlter (N.C,) overlay. The purpose of the MDR designation is to allow smaller lots for residential purposes within City limits. Uses nzay include single-family homes at gross densities of 3 to 8 dwelling units per acre. 'Ile 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 zesidential, and to avoid mainly single-use and strip commercial type buildings. nJl 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 to15 units/acre. In 1vIIJ-C areas where a N.C. overlay is designated, the City seeks a centralized, pedestrian-oriented, idezrtifiab[e and day-to-day, service-oriented focal point foz• neighborhood. scale development. N.C. designated areas are intended to identify a maximum walking distance fi•ozn the core of the neighborhood centez• of 1/~ mile, Neighborhood centers are encouraged to be designed accoz•ding to the conceptual neighborhood center plan depicted in Figure 3-4 of the Comprehensive Plan on page 29. 1~'oue 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 Com~reher~srve Plan, ~a~;es 27 29 for° ntor•e iraforrncrtiora. Proposed: The applicant proposes to change the FLLTM designation on the southeast portion of the site consisting of approximately b.9 acres of land from. NItJ-C with a N.C. overlay to MDR making the total M1~R designated area 25,75 acres (18.85+/- acres of the site is already designated MDR and will stay as such), x5`ee Fa:lribil~.2. The applicant proposes to develop the site with 99 single-family detached homes resulting in a gross density of 3.92 dwelling tuzits per acre, The proposed density is consistent with the MDR designation of 3 to 8 dwelling units per acre. If the PLUM change is approved from MU-C to MDR, the proposed Woodburn West CPAIvt-I2-007; AZ-I3-003; I'P-13-407 I'AGI; 4 development would result in a much lower density than anticipated in this area (6 to I S dwelling units per acre in a minimtun area of 20% of the site) and no nix of uses. If the FLUIVI 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 cast and southeast of the site across Ustic!< Road that has frontage on Usticlc Road that would. be feasible to be developed consistent with the plan for floe MU-C designated areas with N.C. overlay. Amulti-family development was recently consts•ttcted on the southwest corner of Usticlc & 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. tldditionally, because the site does not have street frontage on an at•terial street and gains access through existing residential developments (Woodburn & Sienna Creelc 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 Cnds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in ita/ics}: ® "Provide for a wide diversity ofhousing 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 r•esideaatial development." (3.07.03B, pg. 56} I`he firttrre developrrterzt oj'sirzgle-f nttidy detached hort~es orl this site mill provide o~~vTZer•slzip arzd rerztcrl options for° irzdividtrals ~a~ith >>ar~~irzg irzconze le>>els irz this ar•ecr of the Cit}~. a "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc. (3.05.0X} The strbjeet develnpntent is required tv meet all stcnzdcn•ds irz regcrl•d to Xcnzdseapirzg, sigrurge, jerzces, 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 agricttlttu•al and other properties." (3.05.026) Sig-; foot tall, ferzcirzg e~~ists crlorzg the t~or•tlzer•l~ bozrrzdar}~ of the site cnzd along the portion of the east botrrzdary that abuts YYoodhtn•rr subdivision; a 4-foot tall vperz cedar fence is proposed along the. rear" lot lines of the renzairzder of the site, etcltTdirzg the outer per•irrteter botl>7dary r f the Richard arrd Saleelz proeperties. (See ferzeirzg plan irrcltrded orz the landscape plcrr~,) e "Protect existing residential properties from incompatible Iancl use development on adjacent pat•cels." (3,OC.O1F) Ilze proposed sirrgle-family residential developrnerzt shvarld be corlrpatihle rs~ith e~~isiirzg adjacent residerzticrl and agrictrlttrral trses•. ® "Require pedestrian access connectors in all nesv development to linlt subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) The appliccrrzt is proposing cr pedestrian corzrzectiorz to the east to corzrzect to cr patlzlway ira Woodbtrr•rz strbdivisiorz acrd to the rzvrth to the schavl property card crlnng the Yyhile Drcrilr orz the west arzd cr por•tiorz of the sotrtlr botrrzdary. 1`rzter•rzal pathr>>crys are also pr•opnsed pr•ovidirzg llrtL'1'CnrtrreCtrhTt)~ to tltL' C0r71Tl1nrr (rl"eaS. ~4rnodbur~a West CPAM-12-007; A/.-13-003; PP-13-007 PAGE 5 STAT1 RI:iQUIRED COMPREI111NSTVT; PLAN ANALYSTS Idaho's counties and cities are required by law, Idaho Cocle 67-6508, to prepat•e, implement, review, and update a comprehensive plan which outlines goals and policies for ]and use. Fourteen elements which must be addressed in the plan are Bated in the Code. 1t is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the fallowing 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 rises 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 eturetrtly available to the subject site and should still be available upon development of the site. c. Housing The City of Meridian is charged with ensaring an adequate and attractive living ern~iromnent which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. To accomplish this, the plats identifies areas appropriate for residential development and areas not appropriate. The majority of this site is alt•eady 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. >/conomic Development Meridian's cconornic base has been gradually shifting over the last 20 years fi•otn a farming-based economy to a retail, service, and manufacttu`ing-based economy. Duritlg 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 I'latl 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. F3ecause the site does not have street frontage on an at•terial street and gains access through existing residential developments (Woodburn & Sienna Creek Subdivisions), Staff is of the opinion residential uses may be snore appropriate than comrnercia[ uses on this situ. e. Public Services, Facilities, and Utilities City water and sewer service is available to the subject property. O-rce 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 clement is to direct new residential deveIoptrrent to areas with adequate sclraal 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' boundat~v map, hunter ~~'oodburn West CPAM-12-007; A%-13-003; PP-I3-007 PAGE l elementary, Sawtooth middle, and Rocky Mountain high schools will serve development on this site. g. Transportation The purpose of this element is to pz•oznate an efficient and safe transportation system within the City. Because the existing plan for the site is medium density residential and mixed use cozmnunity with a neighborhood center, Staff is of the opinion the proposed PLUM amendment to medium density residential would not negatively impact trataspaz•tation within dais area of the City as it tivould most likely genezate less traffic than commercial uses and create less congestion at the intersection of Ustick Road and Venable Avenue. h. Natural Resotuces 1'he puupose of this element is to promote conservation of areas of natural significance, whew 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 scezaic areas, nor does the parcel contain. any known sigtaificant or sensitive nahmal resources, j. Hazardous Areas The purpose of this element is to ensure regulation of developnaezat in hazardous areas, such as floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas oza this site. k. Recreation Recreation resources within Meridian include 18 developed City parks totaling approximately 2411 acres. The City is in the process of developing zaew park facilities. Tlae City also maintains several pathways. This site is not formally designated far recreational purposes. A segment of the City's multi-use pathway system is designated across this site. 1. Land Ilse 'The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies and goals of Meridian's Comprehensive Pian. 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. 'T'herefore, the Map is to be used as a guide far 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. tn. Implementation "I'he City provides the necessary staff and facilities to administer and enforce the policies and goals of the Ccxnprelaensiveflau. The Ciry of Meridian Platnaing Department will administer the Comprehensive Plan and its policies tiarough the Unified Development Code. The Planning & Coning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest inland use. The City Council is tlae ultimate decision making authority oza 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 ttncozastitutianally violate private property rights, and establish a consistent review Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PA(31/ 7 process that enable the City to ensure that any proposed actions will not result in an unconstitutional taking of private property without clue process of law. Staff believes that the requested Comprehensive Plan l ,and Use Map change would not tuiconstitutionally violate private property rights. A neighborhood meeting was held oi~ December 12, 2012 of which two people attended (see sign-up sheet included in application}. VIII, iTNIFIED llRVl;LOPMENT CODE (UDC} A. Purpose Statement of Zane: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opporhmities consistent with the Meridian comprehensive plan. Residential dist~•icts 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 (LJDC) Table I 1-2A-21ists the principal pe~•mitted (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 detacl~ecl 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 coning district. D. Landscaping: Street buffer landscaping sha11 be installed in accordance with the standards Iisted in UDC 'fable I 1-2A-6 for the R-8 zoning district. E, Subdivision Design and Improvement Standards: 1'he subdivision must comply with the subdivision design standards outlined in UDC 11-6C.-3. F, Off-Street Parking: Off sheet parking is required in accord with UDC Table l l-3GG for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: COA'f~PR~HENSIVi'J PLAN MAP AMENDMI/NT (CPANI): The applicant proposes to amend the future land use snap (FLIJM} contained in the Comprehensive Plan to change the land use designation on 6.&~-/- acres of land from Mixecl 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. ANn~XATION & ZONING (AZ); 'I'bis site is comprised of 25.8 acres of ]and zoned RLJ"1' in Ada County. The applicant proposes to annex the entire property with an R-8 zoning district consistent with the existing and proposed Comprehensive Plan Fttture Land Use Map desig~~ation of MDR. The applicant proposes to develop the site wifit 99 single-family detached residential homes at a grass 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 nse ij1 the R-8 coning district. A preliminary plat was submitted concurrently with tl~e CPAM and AL 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 11..3, shows the boundary of the property proposed to be annexed and zoned contiguous to the existing boundary R~oodburn Nest CPA~1,-12-007; AZ-13-003; PP-13-Q07 PAGE 8 of the City of Meridian and within the Area of City impact boundary. Development Agreement: The City may require a developme~zt agreement (llA} in conjunction with an annexation pursuant to Naha Code section 67-651 lA. 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. PRt;LiMINARY PLAT (PI'): The proposed prelvninary plat consists of 99 single-family residential building lots, 2 lots with existing hotnes, and 14 common lots on 2S.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 fixture development is required to comply with the dimensional standards of tl~e R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the pz•oposecl plat and found several ol• the proposed building lots do not meet the minimum street frontage requiretnezzt of 5Q feet; the final plat should comply with this standard. Qthez•tvise, the proposed plat complies with the I2-8 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 pt•oper-ty. A stub street is depicted at the west boundary of the site and to the Saleen and Richard properties for fiiture extension. No public street access is proposed. or approved via W. Usticlc Road. The two existing homes on Lat 6, l3locl: 7 (the Saleen property) and Lot C, Block 3 (the Richard property), ctu•rently take access via VV. Ustick Raad. 'i'he Saleen properly has fi•otrtage on Ustick & there is an easement for the cell rawer company to access their facility on the Saleen property via Usticlc 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 Baleen's (and the cell tower company} to retain their existing accesses to Usticlc until such time as the property z•eclevelops in the future. At such time, access via Usticlc will be re- evaluated. The Richard property has an easement aver the Cooper praper•ty to the south to use N. Cooper Lane to access their property via Ustick Raad. Staff does not object to them continuing to use this access, ltowever•, 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 concephral 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. I`he applicant states the internal network may change but the primary goal was to illustrate access points and sewer connection to Usticlc Road. Existing structures: There is a 1 SO-foot tall fall array cell tower and equipment building t17at exists at the northwest corner of the Saleen property that is proposed to remain. Per tJDC 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 1 SO feet. Although the cell tower ah•eady exists, the applicant has designed the plat to generally comply with this requirement. 't'here are also two existing names and associated outbuildings on this site. Any structure that does not comply with tl~e 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 crppec~r to meet the required setbacks. Patltrvays: Five-foot wide pathways arc depicted an the landscape plan throughout the proposed subdivision. The landscape plan depicts a pedestrian connection to the east to connect to a Woodburn West CP~1M-12-007; AZ-13-003; PJ'-13-007 PAGE 9 pathway in Woodburn subdivision and to the north to the school property. The common area that contains the pathway that cotanects 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 existin; trees on the site that are greater than four-inch caliper andlot• mitigate for the Loss of such trees as set forth in UDC 11-3B-14. Landscaping: There are no arterial or collector streets within or adjacent to this site; therefore, no street bttffcrs are required. Landscaping is required to be maintained in accord with tl~e standards listed in UDC 11-3B-13C. Common areas are required to include a mir~inautn of one deciduous shade tree per 8,440 square feet and lawn per UDC 11-3G-3E. Based on the total common area proposed of 3,92 acres (or• 174,755 square feet}, a minimum oi'21 trees are required; 21 trees are depicted don the plan consistent with the aforementioned requirement. T.,andscaping along pathways is required to be provided in accord with. i1DC 11-313-12C. A minimum of one tree is required per 140 linear feet of pathway. Because of an irrigation easement through Lot 3, B1oclc 2 and Lots 19 and 32, Block 5, trees are not proposed along the pathway in these lots. These lots should be widened a minimtun of 5-feet to allow trees to be planted outside of the u•rigation 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 tTDC l 1-3G-3B. Based on 25.75 acres, the total area of the plat, a minimum of 2.S $ 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. ~1. minimum of two qualified site amenities are required to be provided in accord with the standards listed in UDC 11-3G-3 C, per 11-3G-3. The landscape plan depicts the following site amenities: pathways througl}out the site connecting to open space areas, adjacent developments, and though 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. Sitlewallc: Five-foot wide attached sidewalks are proposed adjacent to streets within the proposed subdivision in accord with UDC I I-3A-17. Fencing: Six-foot tall fencing exists along the not•thern boundary of the site and along the portion of t]ae east boundary that abuts Woodburn subdivision; a 4-foot tall open codas 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 feracirrg~~lar~ ora Sheet L2.0 of the Icrr~clsccrpe plai7. 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 impro~jcd as part of the development as a water amenity, it is required to be fenced. «~ith a 6-foot tall,ll-gauge, 2" mesh a~• vtl-ex• consh•uction equivalent in ability to deter access to the Glitch, in accord with UllC 11-3A-6B. Waterways: The Coleman 1_,ateral crosses the western pot•tion 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 1~G'oodl~urn West CPAM-I2-007; A:G-13-003; PP-13-007 PAGF. 10 amenity or linear open space. The applicant proposes to Leave the White Drain open and improve it as a linear open space with a l}athway. wilding Elevations: The applicant has submitted conceptual building elevations for the single- family detached strnctnres proposed in this subdivision (see Exhibit A.E). 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 iii wall pla~~es, 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 elevatio~ls depict a znix of materials (3 different types inchrding masonry accents) but appear to have very little (if any} znodulaticm 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 airy subdivisiozz architecttn•aI development standards. Staff does not feel it is in the City's best interest to annex this property at this time with the conceptual hnilding elevations proposed by the applicant. Hvtvevet•, if the applicant satisfactoz•ily addresses the items notccl 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 tiF•ith the design guidelines contained in Section I; of the Meridian Design Mazzzral prior to the Commission hearing, a favorable Y•ecomznenclation may be attained. Surf f•is genetnll~~ srrppot•tive of the pt•oposerl CPAM rrrrrl PP; Itvfvei~et•, tf~rless the co~rceptrerrl brilding ele~~rrtivtrs are t•eviserl us noted above corrsistettt rt~itlt the City'.s design grtidelr'rtes fvt• residetrtial developntettts cotrtrtiued iu Sectivu E of the City UfMer•idirut Design Matrual, staff is trot supportive of arrttexing the subject property. Tlrerefore, staff is alsv trot recottrt~terrditrg approval of the proposerl CPAM & PP. If the rq~plicartt appt•opt•iately addresses 1lre cottcertrs trvted above, staff has ineltrtled comtnettts in Exhibit B that tarry lie itrclurlerl as cottditious of approval if the Cottttttissiot7 for•warrLs the rrpplicrrtiotts to Council with rr favorable recottt-rrendntiotr. X. P,XIIIBITS A. Drawings/Other 1. Vicinity Map 2. Existing & Proposed T`uture Land Use Map 3. Legal Desa•iption & Exhibit Map for Auzzexatiozz Area 4. Proposed Preliminary Plat (dated: 4/l9/13} & Phasing Plan 5. Proposed Landscape Plan (dated: 4/22/13) 6. Coneept<ial Building Elevations -REVISED 7. Conceptual Street Layout Plan for Acijaceiit Properties B. Agency & Department Comments Woodburn West CPAM-12-007; AI-13-003; PP-13-007 PACE 11 C. Required Findings from. Unified Development Code Woodburn West CPA,YI-12-007; AZ-13-003; PP-13-007 PAGE 72 Exhibit A.1: Vicinity Map Woodhu~~n West CPAM-12-007; AZ-13-003; PP-13-007 PAGE t3 Exhibit A.2: Existing & Nraposed Future Land Ilse Map Exi~tin~ Land Uses d ~ ~ i P ,.! f=~~t Prajeat Site .~. ~ ~ _ i~ I' r: c it .~. ~~ C_ege»d i=5tn,w ~ Rur~1 Ciesl~en4i3C 'I Laa~ LtienSity Residential 0 A,ledium ~erisity Residential 14ied-~ ligh [density Resi~lQntial -_- O Wi~hGensityResidentiat ~;ar~thierci~l ~ffica industrial. C}Id Town Mixed Use hlei~ht-arhacsd PdixedliseCan7m~.zniry - h9ixed U~~Nan-~Cesidential bfixed kJss Rs~ian aC f:iixed Use - interoi~ange Civic I l~ :~ __ ~,~~ ~_ i. l ~ ~~~ ~~ Land ,~~'}~I~i~I~'1~~~1,,i, .~ '~ ~- ~~ i ~_~ 1; s__ r`~_ F?rojeat 53te ;i ' ~ ~; 4G'oodbui•i~ Nest CPnM-12-007; AZ-13-003; PP-13-007 1'AGI', 14 Exhibit A.3: Legal llescription & Exhibit Mah f'or Annexatioa~ Area (~J~''~ ~} i~3~ East Ydaterww~ SG it~t¢ I ~~R~~Y Mera3i-n, C~iiha ®3b@2 C1RQl,JP Pliran~ (°IxDE¢j Bib-fl57~1 Pax {2~iBf 6~4-5249 tout; .1~aB Ncr, i2-T~q A~i12rJ, ~^Q13 IkNNEM.A7iQN [~~SC1ilPTiC)N ~~R WC7C~DHURtV LtttEST 5E1Bt]tVi ,IOhP A parcet of land 1aa±akr3rl in !ha ~W 1t4 of S~aotlorti 34, Thv:rtship 4 Nrarth, Ftatt{la 1 West, tloise pteri~ien, kda ~ounty,ldohQ being rriore partic~larly~ dnscrilsesd as tall©'.vs: C;orrrmennng at a braes oap rnonur~ertt rrt arltin6 t»e 5114 cr3rrrer ttif said S~ctiarr ~$ irr~rtir ufJrich a trrass cap rttrarrurttpnE ntia~tecinr~ the SW corner of saki Scotian 38 burs North BB°43`02° West, 2452,2D feet; Ttren~ along the Serrth trt3urrdary tinr~ at saki Sestiorr 3ti Ncr#h £313-0 3'Q2" Vdest, 00,30 ~`hrarrcu lcav+riy ssict ~ratrth bc!uridary line North Otl`23'Z7" East, 141.63 teat to a point on ttte c~nterllne ~f a drain ditch ©s shower on Record pt Sur~1ay NQ. fi£r31, ra~rdad .Iur#s 6, 2002 as Instr•urrtiQr~t Nt~. 1060737f#a, records of f4rTa Ctauntg, Idaho, said paint being the FtrAL PtJ1NT {JF ~f;~GINMIMG; Thence along said oerrteriine ttre follovring t3 courses: Th©nce Ntrrth 61°{IO'3tx" West, 179,84 feet; Thence N~rrth 71°02"1f1" UVsst, 76,tiT feet; Thence North ~°37`06" West, 5'a°.Tg feat; Thence North 51°24'02" Walt, 86,02 feet: Than+ca North 41°24'41" Walt, 713.97 feat; Thcncc~ Korth 3tt°2'(15"' Walt. 39.24 fit; Thence North 72°42'55'" W+sLst, 123.00 fast; Thence North 71°94'14" Wo$1, 117.P,1 Beet; Thence North 69°1a 45" .Nest, 81.31 foal to a t:oint on the ~>ast Boundary lino of lire SW 111 oaf the SVtir 1/4 of said Section 3{3; Thence along said Eo;;k Boundary IinR ~otath Ot3"20`14' West, 440.$5 feet tra s pant an ills ~auth krtrurld~ily litre cf sold SecEion 3S: '1 betties aiczrrrl sari Boitkh Boundary line North 88°43'Q2" West, 172,47 feel; "1"lre-tico !€ravlrig salrt South ti~~urtdary tine tJorth A4°OZ'213" Zest, 472.~b5 fit; Thence North 131 °09'42" West, 12a,4t.3 fast; fi918{3 ~a'<els'l2ielc~r+d315;~~ tld¢•Tt>~,-Ptaltrg 12-13Ct~flac~mantslar~~exa9~n 1~laadtt3rra 9~.~bdd;T+isian to 2 drs,Qdd Woodburn West CPAIvf-12-007; A1.-13-003; PP-13-007 PAGE 1 S Ttrnerca North 14°d~a'h2" Wryst,1a59,2f feel; o'tience North °1'56" Eest, 189.24 feet to a poir-t Qn the North boundary lsne of the ~W 11~a at the 9VJ t14 of said S+~c#lr~ra ~~c Thence atong said horih t?r~ranc3ery line ~csr~th Eif3'SG'pi" East.. X71.13 f~ut to lcla VJ 1116 ct~rner of said 5ec,.9:an 3e; 'i-henae along the tNest tanundary lints of the NE i14 of the SW 1f4 hearth 00°29'14" East, 42.1 foot tc~ tliq soutttvresl earner of Siwrtna Creek Sutxtivi~lan No. 2 as tiled in t3nak gci of Plata ~t Rages 118D6 through 118D8, records of P~da Gar}ii#y, Idaho; °1`#ien~e elpng the e~terinr 4aund~~ry line of said Sienna Creek ~uk~livCtiotw i~o. 2 iouth 8C°56'20" East, 667.47 foot (farnteify descrik~eci ~s E;9~.49 feet}; Thence, oantl,iur>g alditq said ~rkter+or hn>mdaryr fine end ttae* 11+1e~st tirsur~dacy tine Ei9 VY4o[iburn Subdiviaian as filed an Baok 96 of Plats at Pages 118091hraugh 9 9811, recarda of Ada County, ida}~o at~d tho M~nutirerty exlensiun there~nt 4ioultr Ot7`23'2~" West, 1203.62 foot to ft~e filYAt+ I'CINT C~ ~i~~iNhiING. Cantairtinc~ 25.85 acres, rr~cre ar less. M. Grer~ory C: Carter, f'.L.S, ~+?J5'C; Prole J~SrtRinerda ifs, ~;iq-7rrFv-~Ialur,~ 12.15{r'~D:,zurrierr+.s'~ur~nezaik~ra 4Ve.:,9Lum ~ut;Jlvisbn t'fo d dc~a rN Woodburn West CPAM-12-f107; A1-13-{?03; PP-13-007 PAGE It A~' .' i._ .I r~ 1+..'1 tM uRavMr PYrFnf+~#.IFW~t W( ih'C. ~i~i K??'i.~i11aL y4.L, H. "Nr r, GF~ IU/~11L..) usso,ez.;TCaT~y:;cgg?. SL1RV~r( ~uirci~h liin)f sN, 16+NOi71rF: ~2~~~~. ~,~i, issita&i+.rsrn ~~~oodburn Wesl CPAM-I2-007; AZ-13-003; i'P-13-007 PAGE l7 A4t:£%ATI(?~1 ~7(HI~IT Ft'4i l4GA"TEQ Ml 7HE Silo 1j~4 CAE' SECTION ~$. )'Vxhibit A.4: Proposer} Preliminary flat (dated: 4/19/13) & Phasing Plan ~f ~.~ ~ ! ~® • ~;-- ~ U~ , ~ PH>S.IrYINAXY YL1T pOR JJJ { r _ ._ s arkZ ~ I "' r ~ .la 1. ~ Ir(.-. ___:_-_,`s _ __ i ! v~~',,1J-Frli : iy~~(.'! I...wgt. wi _ ~ te l ~ tl : jf~~~ll~ ~ i ©~'~j' ~ ''t& :~~~a F ~`'A r { i% ~ ~ ~ i•~t ffia(~ a ~~~ ~d - .S.r"~ "t,~. ~~~ tr 1 °.t~~l`~'C ~ , O j~'S'%S.~l' ~3. / 4S . . S 4 ~ ~Si . y~,._ _ . -i ^-. J .~.. _ ( ~ ~ ( 1~ ~~ 1j _ . _ _ "=„ it ~ L'~..T .'q .. _ ~ ~~ L 1 R'~5 ~ C } ~__ ~i%~ L9CF~ ~ € a L+ j1 _3i <d SI ,q. S~.' ~ ~' ~ ~ '' _ t'^~O ~P c> i Stia_ ~ ~y V ~ ~.\i 4 ~ ~...x. ~ ~. ~ ~t } ~ ~/~ j ~ ~ '' Sx~' ~ ~ 4i ~~ 1~ ! 1 {{~~ \ul. ~ ~ 4 I fI ` y .i=. Ek I a .. f= . ,1 ~R § ~ ~ _ _ _ ~4 i~ a ~ el 1 ~. ~`~ ~+ ~ ~.~ > .. , ~ c~`, r~ ~ r . l t '€" I 6~ ~ ! ?~ -" -- ~ `" - ~'~{?L' . '1YL"~."~'kdk~ T 5'fiYS: 3 ; ~s I ~ _. I ^'~ ... , . . ..ee.,rt .'4'C '1.`D , k y ~ w~C,~ ~~ °Y.v ~l~ .`1 ~f9 L f `~~!! I ~ ' ~• ~ •~_ _ _ _ .u ~ ~ ~~I7\ IIP ~~ ~~~ r~ ~ a .~ ~~}~~ p .J 1 ~ `~~ y -! -. c"`T.S""..' . + .. i.d`"' SPCC. ,Te~'~K.4~1~'visr.t~..~ z'.~:a-rr.:r~~;,~~ssr~u,;.~~, n\ 2 / ~ ~ 1 _'F.i'6~.Sitr.Td I a_~(.'~~h 4~ I C" l I ~~ `'' f•..~~...r 4~: 1 ~ ~~l 1 ~ K y~SX".~lF~ 1C ~ ~ p ' 7 - 1~~ ' .. R ~ . l r d'4'~ I f,,, ~5 _ '4 r ~ J ~ ' i ~ ~r ~ ~ ~ ...... a K i`~'a - U._. 11 -.f~ .~. L -~.--.. . -. .' ._...-_...-. 'C.YiI~' .. r _. . .__ . ._ 1 ~ ..mw ..-.,...._ . ..,,;r_ o~ T IPIdL MLkt~ . a e ar ~,~ aL~i rt~s1 chi ~a~: V o - - ~ i . , '~ .!. M «'oociburn West CPAM-I2-007; A/,-! 3-003; PP-13-007 PAGE 18 Exhibit A,S: P~•oposed Landscape Plan (dated: 4/22/13) „~r~, n,T ~:,,~ WOD88U8N WEST Stl8U1VI810H BiHflkeSpM oera ~~~~~ /_\ P~Eyf~•A7 - OYEAALL SIR' PLAN ~~~~~ ~~ ®10>~ ~ ~ L~l toter rmr, s,nmsaAn uora4 am ~,.. trumnca arreva e,r..eear n5°~S?`e ~A ..8~ rvau eoeew •.~. .. ~ .~.~.x .,.,.... .,.... .. ~~ u:::~. ~." ,,, e ~~au, 5~a~'- r=-x'y-'~ -~r- ti ~.r ~C... .-.... .-..~ ~S~.RLSC'~.~YL'~.. -u~~.: LeW?ri ..tb. ___ - _' ~° ~ ~ fmwYlY~iMLS ~• - ~~' ~~s'.a~.mrn`eti+rraa4w Q, tflTiLl6a..a'u VJ~GAG6 NOT69 _ .R ' ~S ~ ~~'GY ~. ~. .y ""..1 r r'~F6tS~u +.T-Ci-4+ ~~~'i`St~~' ~•ln.~~yN~ d SNfMWfT ~r~ ii {I,t~= ~~ws° 0HE R~1 t]At011 GTit•ALL B1R7! lYaA14 ~ sw~+w u - /'~- -aau +'. :. I ~ N~~n~s'iip " ~ a u,}~ nveea+~ •„ nuo r. r D'OS ~rxnem L811POA~i .. __ ,~ . _ t~ooclburn West CPAM-I2-007; A7-13-003; PP-13-007 PAGE 19 ~ ~ ' , 4 9 .. ~ - ~ 1 - ~ rY ti .2 icy kti`C~' !1 :~ I. .-'•-----' url nz~ wmrunc ~ __.. ~ Fwa < A ~ ~ „~;. / I i .I~ l ~~~ Y ( m J 1 ,F'I~~ Ft~~k •Y i~`Et~~\~{ s { .~.+~fT1 / / - ~ ~a .. ~ \1V E Z~1'.5.7'-•- ~ {~ i ,i t ~` r'~ { ~ 1 ~1 13 ~ G ,. rl ~91w~ A ~~ ~ sz3r a i~~9r m •. } ~~~ i - a t ~ l iI [~ I~ ( ~~ ~++ ` ~ ~b G ~ .fit ~Y~.V YS, !I t! G' ~ { \ i{ 31.20' 'S rfi~ ~~~ \J j ~-• 1 M1FP HN ^{µk slLi Ufa ,y ~ _ ~ :_( VaM fiW'~te.l 4', IA1CiT ~t'~y 'YF~Y~ ~ -..I ~ I 1 D ~ L ;f i ' ' 1 f e ~3/NN9Y j 3 ~ l~ --1 o Gx li 9am~u4 t~ ~ V. ~ f! ~ ,_ ik ~ 4 c_ 1 1 j 1 ` .. isi~~ i~~ II I € ,~ ~~ 1 ~ u LG 002 k ljf _.. __` 1 r) ~-.-.~... Eji.. ~ , jam ` w '~" _.i N~vr ~ : ~ ~ ~~, ( i ~ w+m.~MK ~M rnv 1 1 ~f tt5 :199 ~-.tl~,a x - - i ~ s. 1 _ ._ --- _ ...~ - _ _ _ __ , ~ ._ ___ . . -' - Pa~S Cf L[t21f9 ~~. -- 5F w.vLL ~" °'""`e.9 ~., ' aU~„ fi'iu~R qv9 c inr>asctire Pun ...._ .. _ .._.-------- calx,,,.. ,k .~ ,..._... 9p®>~9sx• aw ws a>.aarm airs tour, m ~~-~`. - ~ •' . aves i„,~9 see rao ma eulrr ~r r~mpaa>P7e xoRad, ~,,:~ ..pIY' - .. u~ vaaxran ~ruv - ~..«r ~~s ~ 1f GVoodburn West CPAM-12-007; AZ-13-003;1'P-13-O07 PAVE 20 exhibit A.6: Conceptual I3uilciing elevations - I2EVISEll Woodburn West CPAM-12-f}Q7; A1.-13-003; P~'-13-007 PAGE 21 .~A r.,; e, Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 I'AGI; 22 ~, Woodburn west CYAM-12-007; AZ-13-003; I'F-13-007 PAGl 23 rig `";;'~ .:~1:.';~„~ _, ..,i;,.,r;a., ~. ~ -:~~ ~' eon- ~®osa® ~~ _____ _,;w,; _~_ --,~ .=gtCL[~1~... _~r~.~ :~ y - - _--- l Ci. --~ ___ __ Woodburn West CPhM-12-007; A7-I3-003, PY-13-007 PAGE 24 7. Conceptual Street layout Plan for Adjacent Pz•operties Woodburn West CPAIv1-12-007; AL-[3-003; PP-I3-007 PACE 25 13. Agency & Depai•trnent Comments ~ - '+., ..4.,.1 6'',@C-ti@I, i V ..#' 41,., ..+.,#'# : .++ 1,., ..i,.,.:4f..,R #7n i Tl~.~:..., l~~i.,.,....1 Fn.... :.1,_,,,#:..1 .I,,.>.,1.....v..,.,40 /C{,E:ti(~il-~r} ~ ~ ~E~f • ~ ) i 3 ~ ~., ., r .,....,,1 ,1., . 1. PLANNING DEPAIi•rMPNT 1.1 A Development Agreement (DA) is required as a provision of the amlexation acid zoning of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property ow-ae-•(s) at the tithe of annexation ordinance adoption, and the developer. The Applicant shall contact the City Attorney's Office to initiate this process. The DA shall be sinned by the property owner and returned to the city within two (2) years of the City Council granting the annexation and zoning. Cttrre-1tly, a fee of $303.00 shall be paid by the applicattt to the City Cler]<'s office priot• to convnencentent of the DA. The DA shall, at minimutn, incorporate the following provisions: a. Development of this site shall substantially comply with the preliminary plat and landscape plan itt I/xhibitA which depicts 99 building lots and 16 common/other lots and 391 acres of common open space. b. 1?athways 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 t« 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 I l -3A-GA.2. d. Unless the White Drain is unproved as part of the development as a water amenity (as dc~ned in UDC 1 I-1A-1), it is required to be fenced with a 6-foottall, l l-gauge, 2" mesh or other construction equivalent in ability to deter access to the ditch, in accot•d with UDC 11- 3A-6B. e. The existing homes on Lot 6, Block 7 and Lot 6, I31ock 3 shall be required to hook-up to City water and sewer service within 60 days of atmexation ordinance approval by City Council. f. '1"he existing home on Lot 6, Bloclc 7 shall be required to take access itatet•nally from within the subdivision per UDC I 1-_3A-3; access to W. Usticlc Koad is prohibited unless waived by the City Council. g. The existing home on Lot 6, Block 3 is allowed to retain access to Ustielc Road across the Cooper property via across-access easement in the location of N. Cooper Lane. Upon redevelopment, access shall solely be provided internally from within tlae subdivision in accord with UDC 1 I-3A-3. h. Masonrv accents shall he apt~lied to a minimum of SO% of the available wall IenQth at a Woodburn Wcsi CPA14i-12-007; AZ-I3-003: PP-13-007 PAGi 26 i. Building lots that abut common open space shal~rovide additional articulation, windows, 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-S district will need to be removed prior to signattn•e on the final plat by the City J~ngineer or' the plat will need to be revised to comply. 1.2.2 Aathway landscaping is t•equired to be installed in accord with UDC 11-3B-12. 1.2.3 The appl ieant shall construct all proposed fencing and/or any fencing regttued by the UDC, consistent: with the standards as set forth in UDC I I-3A-7 and I L-3A-6B. 1.2,4 The applicatrt shall provide a minimum of 3.91 acres (l 5.2%) of qualified open space and site amenities as depicted on the landscape plan in Exhibit A.5 (tot Jot play equipment, gazebo, bench, picnic table, barbeque), in accord with the standards set fo~•th in UDC 11-3G-3. 1,2.5 The configuration of Lots 12, 16, 20, 33, and 34, Block 5 and Lot 1, Block G shall be revised to meet the minimum street frontage requirement of SO feet in the R-8 zoning district. 1.2.6 'T'he conFiguration of Lots 18 and l 9, Bloclc 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 l9, Bloclc b 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. I.29 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 Id (ten) feet adjacent to any public street. Except as otherwise shown, there shall be a S (five} foot ~~ide public ~rtility, ir-•igation, and lot drainage easement along.all interior side lot. lines and a l0 (ten foot wide public utility irrigation, and lot drainage easement adjacent to all rear lot lines and along the subdivision boundary ova ." 1.2.I0 Widen Lo# 3, Bloclc 2 and Lots 19 and 32, Block S, on the preliminary plat and landscape plan to allow a minimum S-foot wide strip outside of the irrigation easement to allow for trees to be planted in accord with UDC l 1-3B-SJ and I 1-3B-12C. 1.3 General Conditions of Appa•oval 1.3.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Tables I 1-2-A-6. 1.3.2 Comply with all provisions of I 1-3A-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 fot•th in UDC 11-3A-6. 1.3.4 Construct the pathways and adjoining fencing and landscaping consistent with the standards as set forth in UI)C l 1-3A-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- 1S, tJDC I1-3B-6 and MCC 9-1-28. I.3.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. Woodburn West CYAM-12-007; A%-13-003; PP-13-007 PAGB 27 I.3.7 h~stall 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 fo-~11 in IJT)C 11-3C-6 for single-family and multi-family dwellings as applicable. 1.3.9 Consh•uctthe required Iandscape bc)ffers consistent tivith the standards as set forth in UDC 11-3B- 7C. 1.3. t 0 Construct storm water integration facilities that meet the standards as set forth in LJDC l I -3B- l 1C. I.3.1 I Const~•uct all parkways consistent with the standards as set forth in UDC ll-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.3.12 Comply with alI subdivision design and improvement standards as set forth in LJDC l 1-6C-3, including but not limited to cu]-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.3.13 Protecf any existing trees on the subject property that are greater than four-inch caliper andlor mitigate for the loss of such trees as set forth in Ul}C 1I-3B-10. 1.3.14 Comply wifli all provisions of UDC 1 i-3A-3 with regard to maintaining the elear• vision triangle. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or assigns shall have the continuing ohligatio)i to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install a~~d maintain a1I landscaping as set forth in UDC 1 I-3B-5, UDC 11-3B-13 and UDC 1 I-313-14. 1.4.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UllC 11-3G-3F1. 1.4.3 1'he project is subject io 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 prtme all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of tiie 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. I.4.7 The applicant andlor 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. I.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Ar'ior to installing any signs on the property, tl)e applicant shall submit a sign permit applicatio^ 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 I1-SG3C. 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. Woodh~rrn West CPAM-12-007; A/.-13-003; PY-13-OU7 PAGE 28 1.5.4 'The applicant shall obtain approval far 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 1 I-6B- 7B. 1.5.5 1'he preliminary plat appraval shall he null and void if the applicant faits to either I) obtain the City 1ngineer signature an a final plat within twa years; or 2} gain approval of a time extension as set forth in tIDC 11-68-7. 1.5.6 Upan 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 I 1-3I3-14A. 2. PUBLIC WORKS llF:l'AR'TM1NT 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 sha[I 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 nzahzs that are required to provide service. Minimum cover over sewer mains is three feet, if cover from tap oi' pipe to sub- grade is less than tln•ee feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Domestic water to serve the subject site exists directly adjacent to the subject property in N. Anfield Avenue, W. Applepitze 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 azzd routing with Public Works. 2,3 Off site sanitary sewer and water mains are proposed to connect phase three of Woadbtu•n 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 v~~ide far a single utility, or 30-feet wide far t~vo. An all-«reather gravel access road will be required over said utilities per Standard Drawing Number G2, City of Meridian Sttpplementa] Specifications and Drawings to the ISPWC. 2.4 The applicant shall provide casement(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 Car• twa. 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 he graphically depicted ozz the plat far reference ptuposes. Submit an executed easement (on the faun available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 8112" x 11"map with bearings and distances (marked EXI-IIBIT I3}far review. Both exhibits must be sealed, sighed azzd dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this doctunent. 2.S 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 ot• well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible far the payment of assessments for the common areas prior to signature orz 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. Woodburn Vest CPAM-12-007; AZ-13-003; PP-13-007 PAGE 29 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 irrigationldrainage district, or lateral users associatiaz~ (ditch owners}, with written approval oz• non-approval submitted to the Public Works Department. If lateral usez•s association approval can't be obtained, altez7iate plans shall be reviewed and approved by the Meridian City Engineet• prior to final plat signature. 2.8 Any existing domestic well system within. this project shall be removed from do-neslic service per City Ordinance Section 9-1-4 and 9-4-8 contact tl~e City of Meridian Engineet•ing Department at (208}898-5500 for inspections of disconnection of services. Welts znay be used for non-domestic purposes such as landscape irrigation if approved by Idaho Departu~ent of Water Resottrces Contact Rohez~ 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. 2.1.0 Street signs are to be in place, water system shall be approved and activated, fencing installed, drauiage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, pz•ioz• to applying foz• building pez•mits. 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 cez•tificates of occupancy. 2.13 Applicant shall be required to pay Public Worlcs 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 gradizig of the site shalt be performed in carlformazzce with MCC 11-12-3H. 2.18 Compaction test z•esults shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.i9 'I`he engineer shall be required to ce-~ify that the stz•eet centerline elevations are set a minimmn of 3-feet above the highest established peak groundwatez• elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least ] -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 z~zot fall under the jurisdiction of an irrigation district or ACHD. The desifnl engineer shall provide certification that the facilities have been installed in a.cco-•dance w•sth the approved design plans. This certification will be z•equiz•ed befoz•e a cez•tificate 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 d-•awinps must be received and Woodburn wesC CVAM-12-007; A1.-13-003; PP-13-00? PAGE 30 approved prior to the issuance of a certification of occupancy for any structures within tlae 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 hnprovement 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 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 sw•ety in the amount of 125% of the total construction cost for all incomplete sewer, 'water and tense infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. 7'he surety can be posted in the form of an irrevocable letter of credit, cash depositor board. Please contact Land Development Service for more information at 887-2211. 2.24 'T'he City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total constritetion cost for all completed sewer, water and reuse infrastr•ucttt~•e for duration of two years. This surety~vill 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 visron trp to six feet in height or closed vision not to exceed four feet in height as set forth in UDC1 l -3A-7. 4. FIRE DEPARTMENT 4.1 Final Approval of tlae fire hydrant locations shall be by tlae Meridian Fire Department in accordance with International Fu•e Code Section (IPC) 508.5.4 as follows: a. Fire hydrants shal l have the 4 '/2" outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street tivhich does clot have addresses on it. c. Fire lrydr•ant markers shall be provided per Public Worlcs specifications. d. Fire lIydrants 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 %2" outlets. g. Fire hydrants shall be provided to meet the requirements of lI=C Section 509.5. h. Show all proposed oz• existing hych•auts 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 hu•ning 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 hnternational Fire Code Section 304.1.2. 4.4 l~ ire lanes, streets, and structtn•es (i~rcluding the canopy height of mature trees} shall have a vertical clearance of 13'( as set forth in Lrternational Fire Codc 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 he installed befo~•e combustible construction material is brought onto the site, as set forth in Lrternational Fire Code Section (1FC} 501.4 and Meridian amendment to IFC 10-4-2J~. 4voodburn West CPAM-t2-007; AZ-13-003; PP-13-007 PAUFa 31 4.6 The roadways shall he lxtilt to Ada County Highway District cross sectio~~ standards a~}d have a clear driving surface. Streets less than 26' in ~~~idth shall have nn on-street parlci~ig; streets Less t1~an 32' in width shall have parJcing only on one side. "These aneasurements shall be based on the drivable surface dimension e~ciusive of shoulders. The overhead clearance shall be a minimum of 1.3' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in T1lternational Fire Code Section 503.2, i. and D103.6.1 and D103.6.2. 4.7 The fire department requests that auy future signalization installed as the result of the developmeirt of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. '['he cost of this installation is to be borne by the developer, (National f`iz•e Protection Std 1141 Section 5.2.11.1.} 5. RI'JPIISLIC SERVICES 5.1 Republic Services has no comments related to this application. 6. PARKS DTPARTI~iENT 6.1 The pathway stabbed 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 Corrrrrrerrts have rrot yet been received fi~onr ACIID ore this crpplrcatrora. Woadbur« West CPAM-12-007; A/.-13-003; PY-13-007 PAGE 32 C. Req-~i-•ed Findings from Uniied Development Cade 1. COMPRL:HENSIVC; PLAN AMENDMENT Fm'DINGS: Upon recommendation from the Commission, tlae Council shall make a firll investigation and shall, at the public hearing, review the application. In order to grant an amendment to the Comprehensive Alan, the Cotulcil shall male tl~e follo«~iug findings: a. The proposed amendment is consistent with the other clc>nents of the Comprehensive Plan. The Commission f7nds that floe proposed changes to the Future Land Use Map are consistent with elefnents of the Comprehensive flan as detailed in Section. VIl above. b. The proposed amendment provides an imp~•oved guide to future growth and development of the city. The Commission finds that the proposal to modify the Fuhrre 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. The Commission 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. The Commission finds that the proposed amendment is consistent with the Unified Development Code. e. The a-nendment will be compatible wit11 existing and planned surrounding land uses. Staff Ends the proposed arnendmer~>t 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. The Comrxrission 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 he 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. The Commission 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. T'or the reasons stated in Sections VII and VIII and the subject findings above, the Commission finds that the proposed arnendmcnt is in the best interest of the City. 2. ANNEXA•I•ION & ZONING FINDII~IGS: 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 woodbw•n west CPAIvi-12-007; f1Z-13-0O3; PP-13-007 PAGE; 33 Council shall make the following findings: a. The map amendment complies tivith the applicable provisions of the Comprehensive Plan; T'he Applicant is proposing to annex and zone the subject property with an R-8 zoning district consistezrt with the existing and proposed MDR land use designation for this site. Therefore, the Commission finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section Vll above). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds that the proposed map amendment to the R-8 zoning district and proposed single-family residential development of the propez•ty is generally cozzsistcnt with the purpose statement of the residential district in that it will provide far a range of housing oppor•timities consistent with the Comprehensive Plan. c. The map amendment sha}1 not be materially detrimental to the public health, safety, and welfare; The Commission 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. The Commission recommends Council consider any oral or wriii:en testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact apon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; acrd The Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by away political subdivision providing services to this site. e. The annexation (as applicable) is in the best of interest of the City (UDC 11-5B-3.E). The Commission finds annexation of this site is in the best interest of the City. 3. PRELIMINARY PLA,'T FINDINGS: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-malting body shall make the following findings: a. The plat is in conf~irmance with the Comprehensive Plan; The Commission. finds that the proposed plat is in substantial compliance with the adopted and proposed Comprehensive Plan in regard t:o land use, transportation, and circulation. Please see Corttpreherasive Plan Policies aiad Goals, Section VII, of'tlte Stcrff Report fof• nao~•e irrfos•n~atior~. b. Public services are available or can be made available and are adequate to accommodate the proposed Cevelopment; The Commission finds that public services will be provided to the snbjeet 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 othe-• utilities will be provided by the development at their awn cost, the Commission finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supportrYig services for the proposed development; The Commission reconnnends Council consider comments fi•am the public service providers (i.e., Police, Pire, ACRD, ate.} to dete-•nline this finding. (See Exhibit B for mare detail.) e. The development will not be detrimental to the public health, safety ar general rvelfare; and Tlie Commission is net aware of any health, safety, or envirorunental problems associated with the platting of this property that should be brought to the Catincil's attention. ACHD considers road safety issues in their analysis. The Commission recommends Col-ncil 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 the Commission is ujlaware.