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Woodburn West CPAM-12-007 AZ-13-003 PP-13-007CITY OI+, MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER E IDIAN- In the Matter of the Request for a Comprehensive Plan Map Amendment to Change the Future Lancl Use Map Designation on 6.8 -i-/- Acres of Land from Mixed Use - Commui-ity with a Neighborlioocl Center Overlay to Medium liensrty Residential; Annexation and Zoning of 25.8 Acres of Land rr~ith an R-8 Zoning District; anti Prelirr-itcaiy Plat Consisting of 99 Single-Family Residential Building Lots, 2 Lots with Existing Homes, and 14 Common/Other Lots on 25.75 Acres of Lancl, Located North of W. Usticlc Roacl, Appx•oxim~rtely'/a Mile East of'N. Linder Roacl, by Northsidc Managment. Case No(s). CPAM-12-007; AZ-13-003; PP-13-007 For the City Council Hearing Date of: July 16, 2013 (Findings on July 23, 2013) A. Pindirigs of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of July 16, 2013, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of July 16, 2013, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing elate of July 16, 2013, ]I1COl'1)Ol'dted by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of July 16, 2013, incorporated by reference) B. Conclusions of Law 1. The City oCMeridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975,'' codified at Chapter 6S, Title 67, Idaho Code (LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and al[ current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, wl~iclt vas adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council ptu•suant to Meridian Cit)~ Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. CITY OF MERIDIAN >~ [NDINGS OF I~AC'I', CONCLUSIONS OF LAW AND DECISION & O1tDIR CASK NC?(S). CPAM-12-007; AI-13-003; PP-13-007 I- 5. It is found public facilities and services required by the proposed development will not irnposc expense upon the public if the attached conditions of approval are unposed, 6. 'That the City has granted an order of approval iu accordance with this Decision, which shall be signed by the Mayor and City Cleric and then a copy served by the Cleric upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to rite Cnrxlitions of Approval all in the attached Staff Report far the hearing date of 7uly 16, 2013, incorporated by reference. The conditions are concluded to be reasonable ar-rd the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of fact which are herein adopted, it is hereby ordered that, 1. The applicant's request far a Comprehensive Plan map amendment is hereby approved per the attached Staff Keport for the Bearing date of July 16, 2013, attached as Exhibit A. 2. The applicant's request for annexation and zoning is hereby approved per the conditions in the attached Staff Report for the hearing date of ,Tiny I6, 2013, attached as Exhibit A. 3. The applicant's request for preliminary plat is hereby approved per the conditions in the attached Staff Report for the hearing date of .Tiny 16, 2013, attached as Exhibit A. D. Notice of Applicable 'l'ime Limits Notice of Preliminary Plat Duration Please take notice that approval. of a preliminary plat, combined preliminary and final plat, or shoat plat shall become null and void if the applicant fails to obtain fire city engineer's signature on the final plat within two (2) years of the approval of the prelimn~ary plat or the combined preliminary and final plat or shot•t plat (UDC 11-6B-?A}. Tit the event that rite development of the preliminary plat is trade in successive phases in an orderly and reasonable mannet•, and conforms substantially to the approved preliminary plat, such segments, if srzbtnitted within successive intervals of tavo (2) years, may be considered for final approval without resubmission for prelitninaty plat approval (UDC; 11-6B-7T3), Upon written request and Bled by the applicant prior to the ter•rnination of the period in accord with I 1-bB-7.A, the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up to two (2) years as determined and approved by the City Council may be granted. Vdith all extensions, the Director or• City Cotu~cil may require the prelirninaty plat, combined preliminary and Bnal plat or sham plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and tlae applicant does not receive a tune extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). CITY OP MER[DIAN PIi~DINGS OI' FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASs r~~o(sI. CPAM-12-007; AZ-13-003; PP-13-007 -2- Notice of Two (2) Year Development AI,n•eement Duration The development agreement shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation and/or rezone (UDC 11-5B-3D). A moditicatioal to the development agreement may be initiated prior to signature of'the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the Cite if tiled prior to the end of the rivo (2) year approval period (UDC 11-5B-31?). E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, deniai of a development application entitles the Owner to request a regulatory taking analysis. Such request mast be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition far Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the CitS~ of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest i~z reaI property which may be adversely affected by the f;nal action of the governing board may tivithin twenty-eight (28) days after the date oi'this decision and orde~• seek a judicial review as provided by Chapter 52, Title b7, Idaho Code. Attached: Staff Report for the hearing date of July 16, 2013 C1"t'Y OF' MERIDIAN FINDINGS OF PACT, C.OI~TCLtJSIONS OF LA W AND DECISION & ORDER cASP,NO(s). CPAIvl-l2-007; A7-13-003; PP-13-007 -3- 4~'~ By action of the City Council at its regular meeting held on the ~ day of ~ , 2013. COUNCIL PRESIDENT BRAD HOAGLUN COUNCIL VICE PRESIDENT CHARLIE ROUNTREE COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) ~1~!~ ,~ e Weerd ~~,_,9. ~,~~ Y :>`' ~ , Attest: c~tti~ ~t SDNHp a= >. aycee o1 an, City Clerk ~~, '~ ti~° 1T. 4~ ~°r+,~~~raeas~~ VOTED~I/ Low.. VOTED VOTED (~ VOTED VOTED Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. Dated: ~~~) ~ ~ a y ~ Ci 1 •k' CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE Nods>. CPAM-12-007; AZ-13-003; PP-13-007 -4- >GXIHIBIT A STAFF REPORT 1lEARING DA'I'S •ro: FROM: July 16, 2013 Mayor & City Council 1~~1. ~1 ~ `°' .' . SUBJECT: Sonya Wafters, Associate City Planner 208-884-5533 Bruce 3'reelaeton, Development Sezvices Manager 208-887-2211 Woodburn West -CPAM-12-007; AZ-13-003; PP-13-007 I, SUMI1'IARY DESCRD'TION OT APPLICANT'S RL+'QUF,ST The applieaut, Scott Noriyulci, has applied for an amend~r~zent 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 - Comr7~unity (MU-C) with a Neighborhood Center (N.C.}overlay to Medium Density Residential (MDR), Amiexation and Zoning (AZ) is also requested of 25.8 acres of land r~vitla an R-8 zoning district. A preliminary plat (PI'} for Woodburn West subdivision is also proposed. The PP consists of 99 single-family residential building lots, 2 lots with existing homes, and 14 common/other lots on 25,75 acres of land. See Secliota IX, Analysis, for• more r~~for•ra~icrtior~. II. SUMMARY RECOMMENDATION Staff recommends denial of the proposed CPAM, AZ, and PP applications based on the Analysis included in Section 1X pertaining to conceptual building elevations (pg. 10) and the Findings of Fact and Conclusions of Law in Exhibit B of the Staff Report. Nate: Staff does i~ot vl~ject to the proposed CPA1Y~artd PP; hoiwe>>ei; becrra~se staff is t7ot 1•econnne»ding approval of the A7 staff also recommends derarcrl of these applications. subiect CPAM, AZ and 1'P requests. a. Summary of Commission Public Hearing: i. In favor :Scott Noriyulci ii. L3 opposition: None iii. Conunenti-rg: John Palornares; Alicia Lease; Riclc Wagner represenking Alice Sateen; iv. V1'rrtten testimony: Petition sigrrect by residents of Woodburn & Sienna Creelc Subdivisions; Rick Wagner representing Alice Sateen; Norm T3rown; and Scott Noriyulci. v. Staff presenting application: Sonya Wattej•s vi. Other staff commenting on application: Bruce Chattertort b. Key Issue(s) of Discussion by Commission: i. Recommenttation to ACHD of stop suns for traffic calming in adjacent Woodburn Subdivision; ii. The Comntissi~n continued the project antil the next hearing date in order to allow the applicant additional time to submit ~-sided elevations of tl~e t~roposed dwellings; iii. Quality i1lld dCSI~Il Of fnhlre structures on the site. WoodburEi West CPAM-12-007; AZ-13-003; PP-I3-007 PAGE 1 EXFIIBIT A c. Key Commission Change(s) to Staff Recommendation: i. At the applicant's commitment, the Commission recommended masonry accents be appliccl to 50% of the available wall letr~th artcl at a rnirrirnutn height of 48 inches on the front f'acacles, excluding the garage door openings (see DA Provision #11.h); anti ii. The Commission recommended that buiklin~ lots abutting common open space pj•ovide elevations. tl. Outstanding Issue(s) l'or City Council: i. The applicant requests a waiver to UDC 11-3A-3 for the Saleen property (I.ot 6, Biotic 7) to retain access to Ustick Road until such time as the property redevelops (If Council approves a waiver, eonclition #l.1 f should be strielcen). he Mericl i n City Co uncil hear these i ms on July 16, 2013. At the public hearing, the Council ap proved the subiect CPAM. AZ and PP requests. ~,. Su mmary of C ity Council Public H earin: i In favor: S cott Noriyuki ii In opposit ion: Nmre iii.. Cornrxrenti ng,; None i~ Written te stimony: Scott Noriv ula, Applicant (in agreement ~vith staff renortl y, Staff nres entine annlicatiat: S awa Wafters ~_ Other staff commenting on an nlication: None ILA Ce v Is s u es of Discussion by Counc il: S ~ ~ p N None c ~_e_ X Council C hanges to Staff/Com mission Recommendatio ~ None III. PROPOSED MOTION Denial After considering all staff, applicant and public testimony, 1 move to recommend denial of File Numbers CPAM-12-007; A7.,-13-003, anti PP-13-007, as presented in the staff report for the hearing date of May 16, 2013, for the fallowing reasons: (You should state specific reasons for denial.) Apptaval After considering all staff, applicant and public testimony, I move to recommend approval of File Nttrnbcrs CPAM-12-007; AZ-13-003, and PP-13-007 as presented during the hearing on May lb, 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 boating date of {insert: continued hearing date bete) for the following reason{s}: (You should state specific reason(s) for continuance.) IV. APPLICATION ANll PROPERTY FACTS A. Site Address/Location: The subject property is located north of W. Ustic]< Road, approximately'/a mile eas# of N. Linder Road, in the southwest 1/4 of Section 36, Township 4 North, Range 1 West. Woodburn West CPAM-l2-007; AZ. t3-003: PP-Z3-007 PAGP 2 EXHIBIT A 13. Applicant: Noi•thside Management 6810 Fairltill Place I3oise, Idaho 83714 C. Owners: Sagewood Development Corporation 1056 Shearwater Lane Eagle, ID 83616 Heartland I-tomes, I,I,C 2358 S. Titanium Meridian, ID 83642 Alice Sateen 1250 W. Llsticlc 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 T. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS PACTS A. The subject applications are for an amendment to the comprehensive plan fixture land use map, annexation and zoning, and preliminary plat rec}uest. A public hearing is required before the Planning & toning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 29, anci March 13, 201.3 (Commission); June 24, and July 8, 2013 (Council C. Radius notices mailed to properties within 300 feet on: April 29, 2013 {Commission); June 20, 2013 (Council) D. Applicant posted notice on site by: May 6, 2013 (Commission); July 3, 2013__ Council VI. LAND USI: A. Existing Land Uses}: This site consists of rural residential/agricultural properties. B. Character oCSurrouuding Area and Adjacent band Use and Coning: North: School, zoned R-4; single-family residences in Sienna Creels subdivision, zoned R-8 Sough: Rural residential property, zoned RU'T' in Ada County; Ustick Road last: Single-Cannily residences in Woodburn subdivision; vacant commercial property, zoned C-C West: Rural residential/agricultural property, zoned RUT in Ada County C. History of Previous Aetions: NA Woodburn WestCPAM-12-007; AZ-13-003; PP-13-007 PAGE 3 EXHIBIT A 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 Usticlc Road. h) Location of«~atet•: Domestic water to serve the subject site exists directly adjacent to the subject property in iN. Anfield Avenue, W. Applepine Street, W. Woodpine Street, and in W, Usticlc Road. c) Issues or concerns: None E. Physical Features: I. 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: 'fhe 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. blood Plain: This property is not within the flood plain. VII. COIVII'It~H~NSIVY PLAN ANAtiYSIS CITY OF MF;RIF)IAN CC~MPREIiINSIVE PLAN POLICIES AIw~ UOALS: 1/xistrYtg: The Comprehensive Plan Future Land Use Map (PLUM) currently designates approximately 18.85+/- acres of }and on the western portion of the site as Medium Density Residential (MDR) and approximately 6.9-F/- acres of land at the south-east portion of the site Mixed Ilse - Colnmtmity (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 t,~pe 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 Ott densities ranging from 6 to } 5 uEjits/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 tivalking 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 drvelling units per acre or more. See the Carrrpreherrsir~e Plarr, pages 27-29 for more irrfor•rnatior7. Proposed: The applicant proposes to change the PLUM designation on the southeast portion of the site consisting of approximately 6.9 acres of land 1i•om MU-C with a N.C. overlay to MDR making the Woodburn West CPAM-12-00'1; A7-13-003; PP-13-007 PAGE 4 EXHIBIT A total MDR designated area 25.75 acres (18.85+/- acres of the site is already designated MDR and will stay as such). See Exl7ibitA.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. I'he 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 i11 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 rtn•al residential properties that are designated on the FLi1M for MDR uses. There is vacant/undeveloped property to the south and east and. southeast of the site across Usticlc Road that has frontage on Usticlc Road that would be feasible to be developed consistczzt with the plan for the MU-C designated areas with N.C. overlay. Amulti-family development was recently constructed on the southwest corner of Usticlc & Venable anti a convenience stare/fiiel facility/carwash and various commercial uses are located on the nat•theast earner of Usticlc & Venable within the MU-C/N.C. designated area. Staff believes these uses along with filture uses within this area will ultiznatcly provide a ntix of uses as desired. .Additionally, because the site does not have street frontage an an arterial street and gains access through existing residential developments (Woodburn & Sienna Creel< Subdivisions), Staff is of the opinion residential uses may he mare appropriate thou commercial uses on this site. Therefore, staff is in support of the proposed change to the FLUM. Staff Inds the following Comprehensive Plan policies to he applicable to this property and apply to the proposed use (staff analysis iu italics}: o "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 lacatiozts suitable for residential development." (3.07.038, pg. 56) The, fzrttrre developrrrerat oj•sirtgle family detached horses ors this site will provide oz~nraership cp~d rental options for iradividtrals with varying irrcnrne levels ira this area of the City. ® "Require new residential. development to meet development standards regarding landscaping, signage, fences and walls, etc. (3.05.0X) Tlae sarbject develolnnerat is reg7rrl''ed to meet all stcnidcrrcls irr regard to laraclscapirag, sigraage, fences, eft. ® "Require new residential development to provide l~ertnanent perimeter fencing; and fencing to contain consh•uction debris on site and prevent windblown debris from entering adjacent agricultural and other properties." (3.05.02G) Six foot tall, feracirag ea:ists crlorag the r~aortherra botmdar~~ oj•the site grad along the portion of the east botrrtclcny that aborts Woodbaa•ra sarbdivis•iora; a ~ foot tall opera eedcn••ferace is proposed along llae rent lot Braes of the r•enaairacler of the site, exclardirag tlae outer perimeter boanadar~~ of the Richard arrd ,Scrleen properties. (See feracirag plcaa inda.rded ora the Irn7dscape plan.) "Protect existing residential properties fz•om incompatible land use development on adjacent parcels." (3.06.011'} the proposed single family residential developtraerat shoarld be eonapcrtible z-With ea~istirag crcjaeent res•ideralicrl arrd agricarltarral arses. ® "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3,03.035) 1'Voodburn hest CAAIvl-12-007; A%-13-003; PP-I3-007 MAGI: 5 EXH113IT A The applicant is proposilag a ~aedestricrra cnnlaectiola to the east to colalrect to a patlna~crl~ ilr I~Yoodbauvr srrbdit~isiola clad to the laorth to the school pl•opertj~ clad cllolrg the Mute Dr'aira ola tlae i•~~est grad cr por°tiolr of the sorrtla bouladal~,, hrterlral patlativays crr'e also proposed proi~idilag li'ItC'I'COl1T?BL't1Vlt)~ t0 tlae C0i1111'1011 al'P.aS. S7•ATE RFsQUIRED 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. Fouz-teen 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 zio order or priority. a. Community Design The purpose of this element is to ensure a pattern oi' plaro~ed growth resulting in oz•derly and attractive developments within the City of Meridian. '}'he intended use of this property is a single- family z•esideittial development which will integrate well with existing and future residential uses . in this area. b. Population 7'he City of Meridian must ensure that population growth is accommodated in an ordea•ly 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 ofthe 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, artd ineotlzc levels. To accomp}ish this, the plan identi~l les 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 Hoed to continually adjust the provision of commercial ].ands in order to gradually broaden economic opportunity tln•oughout the City. The subject property is currently identified as appropriate for medium density resident~ia.1 uses as well as mixed use community uses. Because the site loos not have street frontage on an arterial street and gains access through existing residential developments {Woodbtu•n & Sienna Creek 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 properly is artncxed, public services such as police and fire protection will be provided to this property. Woodburn 4vest CPAw1-I2-007; AZ-13-003; t'P-13-007 PAGE 6 I+JXI-III31T A f School Iaacilities and Student Transportation The ptrr•pose of this element is to direct new residential clevelopnlent to areas with adequate school facilities and student transportation. No comments have been received from the Meridian School District to determine ifthe school facilities and student transportation in this area are adequate to serve additional residents. According to the school districts' boundary map, Hunter elementary, Sawtooth rmiddle, and Rocky Mountain high schools will serve development on this site. g. Transportation The purpose of this element is to promote an effcient and safe transportation system within the City. Because the existing plan for the site is medium density residential and mixed use comm~unity with a neighborhood center, Staff is of the opinion the proposed FLUM amendment to medium density residerrtial 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 Resotnces The purpose of dais element is to promote conservation of areas of natut al significance, where appropriate. Staff is not aware of any natural resources that exist on this site that would be impacted by the proposed development. Special Areas ~I'h.e subject amendment does not directly impact any lands designated for open space, natural resources, or scenic areas, nor does the parcel eontaul any known significant or sensitive nattu•al 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 }:he 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 tl~e site is consistent with the existing and proposed tnediuu~ density residential designation for this site. rn. Implementation Tlie City ptovicles the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Plamring Department will administer the Comprehensive flan and its policies through the United Development Code. The Planning & Zoning Commission is also authorized by the Cottneil to review, approve and make Woodburn West CPAM-12-007; AZ-13-003; PP-I3-007 PAGF~ 7 FXI-i1BIT A t•ecotmuendations on proposals affecting the public's interest in land use. The City Council is the ultimate decision tnalcing authority on most land use applications. n. Property Rights 'I'lae put•pose of this element is to ensure that the land use policies, t•es#rictions, 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 ita 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 atte-aded (see sign-up sheet included in application). VIII. iJNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of lone: Per UDC 11-2A-1, the purpose of the residential districts is to provide fo-• a range of housing oppott-uaities consistent with the Meridian comprehensive plan. Residential. districts are distinguished by the allowable density of dwelling units per acre and eorrespondiug housing types that oan be accotnnaodated within floe density range. B. Schedule of Use: Unified Development Code (L7DC) Table 11-2A-2 Iists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 Toning 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 principal ly permitted use in the R-8 zoning district. C. Dimensional Standards: Development of the site should 6e consistent with the dnncnsional standards listed ita UDC Table 11-2A-fi far floe R-S zoning district. D. Landscaping: Street buffer landscaping shall be installed ita accordance with the standards listed in UDC 'fable 11-2A-G for the R-8 zotaing distt•iet. E. Subdivision Design and Unhrovetnent Standards: The subdivision must comply with the subdivisiona design standards outlined in UDC l.1-6C-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: COMPRLiiENSIVL++' PLAN MAP AMENDMENT (CYAN): 1'he applicant proposes to amend the future land use map (PLUM) contained in floe Comprehensive Pian to change the land use designation on 6.8-+-/- acres of land from Mixed tJse Community (MU-C} with a Neighborhood Center (N.C.) ovet~lay 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. ANNlL1tiATION cSt ZONING (AZ): This site is comprised of 25.8 acres of laud zoned KUT in Ada County. The applicant proposes to annex the entire property with an R-$ zoning district consistent rvitla the existing and proposed Cotnpreltensive Plan Puttu•e Land Use Map designation of MDR. The applicant proposes to develop tiae site with 99 single-family detached residential homes at a gross density of 3.92 dwelling units pe-• acre consistent with the density desired in R-8 designated areas of between 3 and 8 dwelling units per acre. Single-family detached dwellings at•e a tuoadburn West CPAM-12-407; A%-13-003; PP-13-007 PAGE 8 EXHIBIT A principal permitted use in the K-8 zoning district. A preliminary plat was sttbtnitted concurrently with the CPAM and A7 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 property proposed to be annexed and zoned contiguous to the existing boundary of the City of Meridian and within the/Area of City Impact bottnclary. Development Agreement: 'The City may require a developtuent agreement (DA) in conjunction with an annexation ptu•suant to Idaho Code section 67-651 l A. "1'o etzsure the site develops consistent with the Comprehensive Plan, the preliminary plat, and desitni guidelines for residential developments, staff recommends a IAA is required as a pt•ovision of annexation in accord with the provisions included in Exhibit B. Pltl'JLIMINARY PLAT (PP): The proposed preliminary plat consists of 99 single-farm ly residential building lots, 2 lots 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 fithu•e development is required to comply with the dimensional standards of the R-8 zoning dish•ict listed in UI~C Table 11-2A-6. Staff Itas revic~~ed the proposed plat and found several of the p>i•oposed building lots do not meet the minimum street frontage requiretnettt of 50 feet; the final plat should comply with this standard. Othe>invise, the proposed plat complies with the It-8 dimensional standards. Access: Access is depicted on the plat at the north and east boundaries via N. Au~eld Avenue, W. Apple Pine Street, and W. Woodphie Street, existing internal stab stye-ets to this property. A stub street is depicted at the west boundary ol'tlre site and to the Baleen and Richard properties for fittut•e extension. No public street access is proposed or approved via W. Ustiek Road. The two existing homes on Lot 6, Bloclc 7 (the Sateen property) and Lot 6, I31ock 3 (the Richard property}, currently ta[ce access via W. Ustiek Road. "I'he Sateen property has frontage on Usticlc & there is an easement for the eel l tower company to access their facility on the Sateen property via Usticlc Road. The applicant requests a waiver from Council to UDC 11-3A-3, which limits access to arterial streets ~-vheu 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 redevelops in the future. At such time, access via Usticlc will be re- evaluated, I'he Richard property has an easement over the Cooper property to the south to use N. Cooper Lane to access their property via Usticlc 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 Ustiek access discontinued. At the request of staff; the applicant has submitted a conceptual street layout plan fot• adjacent properties that depicts connections to stub streets proposed in the subject plat, internal circulation, and access points via Ustiek and Linder Roads in alignment with existing and firtnre accesses across Ustiek and Linder. The applicant states the internal network may change but the prin-tary goal was to illustrate access points attcl sewer connection to Usticlc }load. EXIStIng Sti'itCtllreS: There is a 150-foot tall full array cell tower and equipment building that exists at the northwest corner ofthe Baleen property that is proposed to remain. I'er UDC 11-4-3- 430.7, new facilities on a property that abets 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 genet•ally comply with this t•equirement. Woodburn West CPAltit-t2-007; AZ-13-003; PP-13-007 PACE 9 EXHTB[T A T]zete are also rivo 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 tv signature on the final plat by the City engineer or the plat will need to be revised to comply. The structtu•es ap~ecrr to meet the required setbacks. Pathways: Five-foot wide pathways are depicted vn the landscape plan. throughout the prvposed subdivision.l'fze landscape plan depicts a pedestrian connection to the east to connect to a pathrvay in Woodburn subdivision and to the north to the sclzvol 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 Woodbcu•tz subdivision. A pathway is also proposed along the White Dwain on the west and a portion of the south botuidary. Pathways are also propvsed that :provide iizternal 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 iv 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: 'T'here are no arterial or collector streets within or adjacent to this site; therefore, no street buffers are required, Landscaping is regzzircd tv be maintained in accord with the standards listed in UDC 1 T-313-13C. Common areas are required to include a minintuzn of one deciduous shade tree per 8,000 square feet and lawn pet• UDC 11-3G-3E. Based vn the total common. az•ea proposed of 3.92 acres (or 170,755 square feet), a minimum of 2i trees are required; 21 trees are depicted don the plan consistent with the aforementioned regzzirement. 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 ofpatlnvay. Because of an irrigation easement through Lot 3, Bloc(: 2 and Tots l9 and 32, Block S, trees are nut proposed alvng 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 I1-3B-12C. Common Open Space and Site Amenities: Per CJDC 11-3G-3, a minimum of ]0% qualified open space is required to be provided in accord with the standards listed in UDC 1 ]-3G-313. Bawd on 25.75 acres, the total area of the plat, a minimum of 2.58 acres of qualified open space is z•equired. The landscape plan depicts a total of 3.91 acres or 1.5.2% of the site of qualified open space which meets and exceeds the aforementioned z•eduirement. A minimum of two qualified site amenities are required to be provided in accord with the standards listed in UDC I 1-3U-3C, per 1 } -3G-3. The landscape plan depicts the fvilvwing site amenities: pathways ilzroughvut the site cozuzecting to vpen space areas, adjacent developments, and through a linear open space alvng the White Drain at the west boundary of the site; an additional 5% open space; tot lot; picnic table; a barbegrfe; bench; a gazebo; and large cotmnon vpen space areas for spurts. 'The prvposed site amenities meet and exceed UDC standards. ~iclewalk: live-fvot wide attached sidewalks are proposed~adjacent fo streets within the proposed subdivision in accord with LJDC 11-3A-17. Fencing: Six-foot tall fencing exists along the northern boundary of the site and along the po~'tion of the east boundary that abuts Woodlnn•tz subdivision; a 4-fovt tall vpen. cec}at• fence is proposed along the rear lot lines of the remainder of the site, excluding the outer pez•imetet• boundary of the Richard and Saleetz properties. See the fer~cir~gpkn~ a~a Sheetl2.0 of adze lat~c~'scc~~e p1af1. All fencing on the site shall be installed in accord with the standards listed in UT~C 1 }-3A-7. Woodburn West CPAM-12-(}07; A7-13-003; YP-13-OD7 PAGt; l0 EXHIBIT A Unless the Whiitc llrain will be improved as part of the clevelapment as a water amenity, it is required to be fenced with a b-four ta11,11-gauge, 2" mesh or other construction equivalent i:u ability to deter access to the ditch, in accord with UDC I1-3A-613. Watet•vvays: The Coleman Latet•al crosses the western portion of this site along the north boundary and the White Drain runs along the west and a pot•tion of the south boundary of the sate. There are also several irrigation ditches that cross the site. All irrigation ditches, laterals, canals and dtains are required to be piped in accord with UDC I 1-3A-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, 13uiltiing 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 door plans were submitted, staff is unable to determine the duality of development such as if modulation exists in wall planes, floor plans and rooflines to articulate building mass and form; if the duality 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 colas changes for variety and interest on al! 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 (fencstratiott), 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 stihdivision architectural development standards. Staff does not feel it is in the City's best interest to annex this pt•operty 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 (wi:th construction materials Ifs#ed) of conceptual building elevations for the future homes in this subclivistott that demonstrate compliance with the design guidelines contained in Section E of the Meridian Design 1Vlanual prior to the Commission hearing, a favorable recommendation may be attained. Staff is gerrerrrlly srrppor•tive of t/re proposed CPAM and PP; however, urrtess fJre cortceptrurl 6rrilclirrg elevations are revised rrs stored above consistent with the City's design guidelines•fnr• r•esiderrtial developrnerrts contained in Section E of the City gfll~leridirrrr Design Mrrnrral, staff is not supportive of arntexr'ng the subject property. Therefore, staff is also not reconrrnerrrling rrpprovtrl of the proposer( CPAM & PP. 1'f the applicant apprnpriately addresses the enrtcerns noted above, staff has• included carzrrnertts in Exhibit B that pray be inclrrderl as conditions of approval if the Corrrruissiorr forrvar•ds the applicntinns to Council with a•favorrrble recvnuner:drrtion. X. EXHll311'5 A. Drawings/Other 1. Vicinity Map 2. >xisting cX, Proposed Future Land Use Map 3. Legal Description & Exhibit Map for Annexation Area Woodburn West CPAM-l2-007; AI,-13-003; PP-13-007 PAGE 1 I I'JXHIBIT A 4. Proposed Preliminary Plat (dated: 4/19/13) & Phasing Ptan 5. Proposed Landscape Plan (dated: 4/22/].3) 6. Conceptual Building Elevations - REVISED 7. Conceptual Strcct Layout Plait for Adjacent Properties B. Agency & Department Comments C. Required Findings firom Unified Development Code Woodburn Nest CPAM-12-007; AZ-13-003; P'P-13-007 PAGE 12 EXIi1BIT A Exhibit A.I: Vicinity Map Woodburn West CPA~vi-l 2-007; AZ-13-003; PP-73-007 PAGE ] 3 IIJXHIB~T A I±;xhibit A.2: Txisting 8i P~~oposed Future Land Use Map O ~~~i~~t ~it~ t.e{lend CI estate t Rural Residential E.4~~u Density Residen~i,~f F.4edium density Reaidenti,~! 0 iti4e+d-;4igh Density Residential liiah C~enaity Resi~iengial ~. .,~~'~ Can~mer~lal 0 c?ffice ~~ Industrisl C~ did Ta~t~n P,1i:.:ed Use hJei~h6flrh+~~d I~ P,iit:ed f fse ~r~mrn+.enity ~~ 6ti;+:edUset•~lon-Fte4idential ~J i;,gl:4ed Use - Ir~terchan~e I ~ v'i~-i~ J i ,:~ ;r a{ , ~~''. ~J axis#in~ Land U~~s p €- I B I ~ .~oQ t,~r~a r Feet ~k+~~ ~=i i r~ ~m-r r F--r. Prc~~ased Land Uses i'roje~t Site l Woodburn West CPA1~4-12-007; AZ-] 3-003; PY-13-007 t'f1G}; 14 EXHIBIT A Exhibit A.3: Legal ~escripfton & exhibit Map f'ai• Anuexafion Area ~~~ ~ 1454 East 1'Jate~aweF .t< ~~rt~ t~ ~UEtV'E:Y tr~~ll~,,l~ha ~~i=47 ~ ft0l.)P Pha~yc (~.~i<) n4tst~~o 1=a~t i~+~AJ 13©~-~a3S4 .raft' N~. 1?-t 30 Aptil 29, 2413 ANl~rE}4A7iC71N t3(ESGFtrI~`i'1[)P9 ~~f~ w~t~®~LI~N WEST st1~~~v#skc~rr A parcel of tared lacataci Ira the SL1/ 1/~ t~(SHtjtian .'~~, `T'tav;nshl,~ 4 Ncaiih, i~zartge 1 U1res1: ~okite r~AePl~{an, Ado tJvtrrrty, idaha being rPiOrr~ partteutarl}~ Cic~s+:rlbvd as ivlla'~:~: t;vmmeh~n~ at a 6~ass cap ra,or7ur~aitr f~ar~lrrg foie ~1 to carr~~r of ~sld Sa~kla~rt 3~ fry tix~9iich a grass cad rnar}trtrient ttas[~atinr~ the SW coansr of said Section 36 bears i~vrth 1:58°43'd2'" '~'es[e 2462,29 feet; Them along the South boundary littr~ of sold Strftivr€ 3~ North 6F~°d~'42" V~last, 5,3Ct f~fli; Thetta~~ 1i~aVan~ paid ~ oukh h€~~~ndary line Nr~rih QO`,23'27" East, 141.63 feet tv a point vn the certteriltie +~f a drain ditch asst-ia~a~tt qt7 Ftvc~t'rt ~fi ~ut'uayF Pip. 6£331, rt~~~tii~ci Jut~r~ S~ ~(l®~ r~~ I~tsirut3~ratjl Nss. iQ5073795, re~~rds oaf Atrn County, Idaho, said pvini being the REAL Pt;]iNT ()lp BE~Ih]Nlyd~; Thence aforag sold o~rtterl~ne the fvlrvvring 9 courses; '(fteatyc$ Nntth 87''"38`° West, 1?9.54 feet; Trience North 79°~2`1f1" Wept, ?~.~7 f~~t; Thertce North GB°37"tl6" ~+''Jast, 55.7a feat; Thenc~s titorth 61 `Z~4'0~"'Neal, 66.4 fuel; Thee~ice North d7°~6'd 9" West, 74..17 fgek, The~nce~ North a8°~f3'~i5' Wept, ~'r.~4 f~#; Thence North 72°42'55" sAlesk, 1 ~3.f3E3 f~~t; Thence Narfit 7't°94°14" tNtast, 117.89 fee[; Thence rJarth 69°15'46" best, 57.37 fr~at ica a pvlnt Carr lhe+ bask br~undary rhla ^f tfr~ IVY 9!r cif #ha StiAr 11~ of s91d Section 36; Thence arvng said East bvundaty lttt~ ~v+?tath Q6°2fi'1~1' 4N~sk, 4~4Q.ft9 finei its a pr~irlt ott #I'~r 44satii b~urtd~ry Iltta of rHld SFCticn 36: Trtatir:+s alt~ric~ sold SratatFt r?dundary line hiortft #3~"43'CI~C" West; 172,47 feel; `I`ii%rt~ Ie,avlr~g satcr SautFe bflrnrrd~ry fine t+Icar#h OQ°t~2'~H° East, 472,5 f~#; Thence North 81 °U9'4F"'Vest, 1~5,~t6 fr~rri; S~a1SG~^,cY~c#s~RletusrrJs 153sCiia-TGp:~Plalkn3 1t-t3r~~pnc~~nenE~t~nnoxati~ntVr~;,dttim;',~,p;ii~~ist~n ha 2d~3il~ Woodbiu~n West CI'Ai\d-I2-OUT; nZ-13-003; PP-13-OUT PAGE 15 F,XHIBIT A Thcnea North '14°45'4" 1~Vest, tr59,?_. i t'eei; Thar~ce Ntrrllt ti'J`i 7'5Ea" Iasi, 189.24 feet to a ~oirbt on the N~r#h ba~md~ty line of the ~W 1(~ ref the :~W 114 of said ~r~ctlvrl 3R; Ther~ee along sari t+Jr~ttti tac~urrdary Irrie ~~ttth 88".~i8'f76" 1=~s1, 471.13 feet to tft? ~W 1t15 r~rrrer ~f ~ei~~ ~ectaof? ~~; Theme aiang the tiNest boundary lino of the Nf" 114 of the Sro~l '! 1-0 Ftorth t70~2i}'14"East, 42. i ~ fer:t t4 the sUUt#rowesi comer of ~l~rrrae greek Su~irrisiort No. ~ ~s filed in >"3~r k ~~ of ~i~ta at Wages 11806 throrrgh 11fiD8, r@c4rd~ of Atfa 4t?UtI#y, idahv; Ttret7~e adct~g ttie ex#ert~r ~aundary tine of sari ~ienn;~ ~reeS~ ~rojt3do,.r(~+~n I~lc~. ~' ~~uih 66°58'20" East, 667.?k7 ft~r5i (fcrorriier[/ degcrit~esi as ~67.hi feet}; Thence ~e5rrotlr'ratit€~ elcrtr~ Bald ex#erit~r ba~rndary fine grid the yN~st tiound~ry tlrr~ rf ro1V~aad~ur~t ~t~k•,diyi5ioti as filed in E3owk 96 of Plats at Pages 11809 through € t~11, rewords, of Ads G~,unfy~, Iriatio anei fttr~ s~uihetty exi~nsl~rr ihorerrf ~4utti 80`23'27"' 4Vr~st, i2~~.f}2 fret to ih Rt=At- t'~IN`f Cif' ~~~tNNtt~r~, ~ot'iieining 2~.8~ acres, more car le~h, Gregory ~. garter, ~.t.,5, eel r Ptnter~~+Ri;.'~aras iFa~~d1-TuFtr-r'trrlGr~a 12.1:~mboc~;r5Ar~5tbrairaal~n'r"7c'rJCur~ sui~ivls:vn ao i ~1aw.ni Wooriburn West CPAivl-I2-007; AZ-I3-003; PP-13-O(}7 PAGF, 16 I~XHIBIT A h' tiVoodhurn West CP1\M-12-007; AL-13-003; PP-13-00'7 ~ F'AGF 17 ANtJE}fATItW Ek}fl©IT Fi:d7 • N~'C~C~DI~t~f~14~ k~~S'7'~~'t~I~1~IdF1.~'It~~l~ LOCA9ED IN 7HE 51Y tf4 R7F SECIIp{~ :;6, ~+~XHiBIT A Txhibit A.4: Proposed Preliminary Plat (clatccI: 4/1.9/13} ~ Phasing Plan u ..._. .. f r ! ,9 ~, - ~ . ~~ PKE[llllNxRY PLOT FOR - - ---- __ tr8 SUt OV 44 C ti V ~t .~ ~~._ I 8 G ~~SsY~~4' N.~44 ~u~ (J ~~. ~ / ::r c' " ~t'': 4 ~ ! ~ I ~ >~q t, ~~~~url[FA~F}}~rC~`t ~ ~ ~[f~ ~ ti .--x' ~ _ ~ ma T. rss \ }'~ .'fit; ~~~ ~, ~~e ~ a `~ ~ a , ;~ ~~r~ ~. __ I ~~~ . _ 1 „rID i !!1 } +*~~ ~ .o. szt €f ~ ~ ~~ ea ~ .~, ~~~3E a f ~ti~.~ r: S~ m l P9 ~ ~ c~io~c~€> y - ~-• Ali ~ ~ - ~ ~---~' ~'' I c ~ ! ~', ~ ~ ~ e-~ --- ` ~.. _ r_t~, _ ~ .r ~ ~ 3 ~~.~ ~1.~ 4,f .~~ ! ~ ~ ~ {, f ~ ~ ~(/ ,. 4 Y .~~ '~f3. i t 4, t ) ~ ~~ C 1 l -r-Fr.,,~~. _ `m t d" '~ --_ ~ J~J~~. ~srri _~ ':a',~~~~ ''. I`~ k~~f ~ 5 "t ~ 7 [ '~,:t`Mt,1L ~`~~T:1i, .... i ! )~'c ~ ~~ i ..m nuv-m ~ xv.. w S r ~..: - • - .~.~ .. r ~~ - Y i. - '-J? v~ausr. ~~ 1 a.r.a eat If" ••~••• a Nin. a GMs • ' -- " LIMIN.-xw.Yi- _- ~iH iM1n -- ~ ~-- EsT !SUAnlvl9l NL -_...._ .._._ IGP~ ANO HJMtr. - W~>odburn West CPAM-12-007; Al_,-13-003; PP-13-007 PAGE 18 F,XHIBIT A Exhibit A.S: Proposed Landscape Plan (dated: 4/22/13) c PitEi?LAT • 9YEaAlL 6[IE f?tANt.s+m®DaYa~ole°~1 ~ ~ ~a ~.y- -_ - PLlLi4 LSR', LBNn~ClbPii NO4p1~ aNo PGanrrlt0 118[6I11 ~:~~~.y ~,~~f~~M~~~~ ~T~T ~~R ~e RY AM :~.~ - .~W ~.~~ ~ - e._. ~-~==~ ... .M... ~. ~ ~: ~ y ~ ~~.. r.. ~.rr '~ ~.L'-- ~~~~ _ "~'~LU LCikTTr _- G~ ,.~ O -~.~ ~;_~:: ~fl.. -~ .._... cam- '~'~'~ °' Q_~n _,.,..~~. WODpHURN WEST~3UBpNISItlN pmt c: ~~`,`..~,~ `: ~,h+°$,,;, P~Es F'F!~AY.P~Y$DPUPHT FE4tV£9 Sl@D V19p1A DRTA~ `~= uLRfl96EE-CdLSL'tAI19Y9! ' ~_~t".. ~,~ =~._. ~~:~ wM.a.~ ~~w~r ~;F~...- .~.:~,w ~yyR~i.".~t t ~~ ~ . . ` `_U~`T ~, 8 L: ear z~ eto ron ttvaaru e7997 eL.u~. arm _ .•..we ' eamm rat axn zti PDn nteanam taxtrawrs ~X~- . _._ .- >.~.-.r~ roans rt: \~'oodburcl West CPAM-12-007; A'I_,-13-0O3; PY-I3-007 I'AGI I9 ~XEIIBIT ~ ~~~, Awn t . it tr I ~ ~~ ~ _7 I ~O' t~T' h IeER,t~tl I~ - v,'y~ `'`\~~ ~` -' I N ft2t _. _.._ ` [1 ~ I~ , ~ ~H ~sr ~h E tuoelm, ' ~ ~ ~ ~ f., ~ o , F,iJ Os~ 8, ~ a~~ ,.~.M.., iI ., i 1 , - ~ - -, _ - ___- f ---- _ - _. __ ..--- - __-__. __.. -T _. ~ ip'CYb FU~#_.. . ~~ LAhD6CAPE PLA~7 ~~~ `tee s ~~y ivs py9w:.u K+T r YJL9 HX~' i.1.O PAB 1)41'E.iLL Rf8 TIJN~ /IIDI _ .mnR !l ..w... n ii-`t+rv B~8'P L0.U 1+(!8 PL17IP L06T, 7.WD6UAP7 }CD7ffi, #" ;.. rd wo er~m PS/ fTPIHR naP6ae ~3 ~~:x s .~ f~ 1A~oodburn WestCPAM-12-007; AZ-13-(303; PP-]3-(}07 PAGIa20 EXHIBIT A :Exhibit A.6: Conceptual I3nilding Elevations - I2EVIgEI) Vltoodburn Wcst CPAM-12-007; A%-13-003; PP-13-007 PAGI; 21 EXHIBIT A ,a-. rtmC.. i, ;,: e ~ Woodhurn \~rest C;P/~M-}2-007; A"/_,-13-003; PP-}3-007 PAGE 22 TXHIBIT A ~.:,,~:: °y `~, Woodburn West Cf'A~~-12-007; A7-t3-003; PP-13-007 Pi1GE 23 EXHIBIT A ~„ .„__. _:, ~,~` ~~ =o~;, - __; ____ - -- -_ ~. -- - ~ ~ - ~~I~-~- ~ ~~~ f ,„ , ._ ~ - - _- 1~1 - - ~ ~ ,111 l~~aadburn West CYi1M-12-007; AZ-13-003; E'P-13-007 PAGL 24 rxxl~YT A 7. Conceptual street Layout Plan for Adjacent Properties Woodburn 'Jest CPAM-f 2-O(?7; A7,-13-003; PP-f3-007 I'~1C1Ii 25 EXHIBIT A I3. Agency 8z Department Comments ~H-~-~~1R1SSi~:: !.:' .',':;.~, C.~~;~.'~~v; ;::i r~.~ t;n, a~ „r;n~.,+ .,,~a...,r.. +r,.. IE~ffsi~ll-~1~tFtifkt...:;; ;'.~;.«;:t,~: ;a~^,~:,~.^,pi:~~.•~+., lr~,,,,f;,,,. .,+;. fl . a+.~4.4y~ .,.~.,1i4131-~ei~-#~ie~ ~-'~' a,, r r ,. :~'+t ,., „r; .,+ , , ~ ~ . , i B .r..-c`isi~irci i-: „ I. PLANNING DcPARTMTNT 1.1 A Dcveloprnent Agt•eement (DA) is required as a provision of the amlexation 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 at~d returned to the city within hvo (2) years of the Cify Council granting the annexation and zoning. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office prior to commencement of the DA, Tire DA shall, at minimum, incorporate the following provisions: a. Development of this site shall stibstantia.lly comply with the preliminary plat and landscape plan in Exhibit A which depicts 99 building Iots and 16 common/other lots and 3.91 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 iti Woodburn subdivision. c. The White Drain, which runs along the west and southwest property boundaries is allowed to remain open and shall be unproved with a pathway as a linear open space as allowed by UDC 11-3A-6A.2. d. Unless the Write Drain is improved as part of the development as a water amenity (as def7ned in UDC 11-1A-1}, it is required to 6e fenced with a 6-footfall, l I-gauge, 2" mesh ar 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, Blocl: 7 and Lot b, Block 3 shall be z•equired to hook-up to City water and sewer service within b0 days of annexation ordinance approval by City Council. f. The existing home on Lot 6, Block 7 shall be required to take access internally from within the subdivision per UDC 11-3A-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 Cooper 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 11-3A-3. h. Masonl'v accents shall he at~nlied tr~ a mitiimnm of 5~°/n of the' availahlP wall lenuth at a Rioodburn West CPt1NI-12-007; AZ,-13-043; PP-13-007 PAGb' 2G EXHIBIT A ol~ the rear elevations consistent with the front elevations. 1.2 Site Specific Conditions of Approval 1.2.1 Any existing struchu•es 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. 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, consistentwitl~ the standards as set forth in IJDC 11-3A-7 and 11-3A-6I3. 1.2.4 The applicant shall provide a minimEim of 391 acres (l 5.2%) 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 T'he configuration of Lots 12, 16, 20, 33, and 34, Bloclc 5 and Lot 1, Block 6 shall be revised to meet the minimum street frontage requirement of 50 feet in the K-8 zoning district. l .2.6 The configuration of Lots 18 and 19, 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 ] 4, Block 6 shall comply with the standards listed in UDC l 1-6C-3D for common driveways. 1.2,8 The property shall develop in accord with the phasing plan in Exhibit A.d. l .2.9 Revise note #3 on the plat as follows, "All Lots shall Dave a permanent easement for public utilities, street lights, litigation and lot drainagE over tl~e ] 0 (ten) feet adjacent to any public street. Except as otherwise shorwn, there shall be a 5 (five) foot wide public utility, irrigation, and lot drainage easement aIon all interior side lot lines and a 10 (ten) foot wide public utili~, irrigation, atld lot drai~ia~e easeme~lt adjacent to all. rear lot lines and along the subdivision boundary .,~r;.,,.~„++~ „ , r,.+ r;,,,, „~,..,~„~,,,++,.., „r,u„ ..,,.o~+:» ~__ ~ ~, 1.2.1 a Widen Lot 3, Bloclc 2 and Lots l9 and 32, Block 5, ou the preli~ninaly 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 Genera! Conditions of'Approval 1.3.1 Comply with all bulls, use, and development standards of the R-8 zoning district 1 fisted in UDC Tables I 1-2-A-6. 1.3.2 Comply with all provisions of l 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 forth in UDC 31-3A-6. 1.3.4 Construct the pathways and adjoining fencing and landscaping consistent with the standards as set forth in UDC I 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 I1-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.3.b Comply with the sidewalk standards as set forth in UDC 11-3A-17. Woodburn West CPAM-12-007; AZ-13-003; PP-13-007 PAGI~ 27 EXHIBI'T' A l .3.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and I 1-3B-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 btrfters consistent with the standards as set forth in i1DC 11-38- 7C. 1.3.1.0 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11 C. 1.3.11 Construct all parkways consistent with the standards as set for•tJr in UDC 11-3A-17E, 11-3G-3B5 and 11-313-7C. 1.3.12 Comply •t~-ith all subdivision design and improvement standards as set forth in UDC I 1-6C-3, inciuding but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.3.13 Protect any existing t~•ees on the subject property that are greater than four-inch caliper and/or mitigate f'or the Ions of sash fi•ees as set forth in UllC 11-3B-1U. 1.3.14 Comply with all provisions of UDC 11-3A-3 tivith 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 1 I-3B-6 and to install and maintain a111andscaping as set forth in iJDC l 1-313-5, UDC 11-313-13 and UDC 11-3I3-14. 1.4.2 All common open space and site amenities shall be maintained by an owner's association as set forth in LTDC 11-3G-3F1. 1.43 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 pr•ane alt trees to a minimum height of sia 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 rnaiutaiu all landscaping and constructed features wit(ri-r the clear vision triangle consistent with the standards in UDC 11- 3A-3. I..S 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 'Che applicant shall complete all inrprovernents related to public life, safety, and health as set forth in UDC 11-SC-3B. A surety agreement may be accepted for other improvemetrts in accord with iJDC 11-SC-3C. 1.5.3 The final plat, artcl any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. Woodburn West CPAM-12-007; AZ-13-fl03; hP-13-f107 PAGE 28 EXIFIIBIT A 1.5.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the siguahu•e 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 alld void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within fivo years; or 2} gain approval of a time extension as set fo-•th irl UDC 11-68-7. 1.5.6 Upon installation oftlle landscaping and prior to inspection by Planning Department staff; the applicant shall provide a written certificate of completion as set fo-•th in UDC 11-31i-14A. 2. PLtBI.IC WORKS DEPAI2TMI:N'I' 2.1 Sanitary sewer to serve phase one and t~~o of the subject property exists directly adjacent to the nor•tll in N. Elnfield Avenue in the Sienna Creek Subdivision. Phase three of the development shall drain south to the existing sewer tttain in L7stick Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routi~lg with the Public Works Depa-tnlent, and execute standard for•rns of easements for any mains that are required to provide service. Minimulll 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 Depar•trnents Standard Specifications. 2.2 Domestic water to serve the st-bject site exists directly adjacent to the subject property in N. Anfield Avenue, W. Applcpine Street, W. Woodpine Street, and in W. Ustick Road. The applicant s11aI1 be responsible to install water mains to and through this development, coordinate maul size and routing with Pttblic Works. 2.3 Off-site sanitary sewer and water mains are proposed to connect phase three of Woodburn West Subdivision to the eYistirlg mains in W. Ustick Road. Applicant shall be required to dedicate easement(s), for all public waterlsewer mauls outside of public fight 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 gr•aveI 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 easements} for all public water/sewer mains outside ofptlblic 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 Meridia-1's standard forms, The easelneut shall be graphically depicted on the plat for reference purposes, Subm it an executed easement (on the form available ti•om Public Wol•lcs), a legal description, which must include the area of the easement (marked l XH1I31"I' A) and an 8112" x 1 l"map with bearings and distances (marked IXHiBIT I3) 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 t11is C10C11111ei1t. 2.5 The City of Meridian requires that pressurized irrigation systclns be supplied by a year-raurld source of water (MCC 12-13-8.3). "The applicant should be required to use any existing stu'face or well water for the pl•imary 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, tllc developer wilt 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. Woodbwn WVest CPAlv1-F2-007; Al-13-003; PP-13-007 PAGI; 29 >IJXHYBI'I' A 2.7 All irrigation ditches, laterals or canals, etclusive of natural waterways, intersecting, crossing or lyiztg adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-b. Plans shall be approved by the appropriate irrigation/dtainage district, or lateral. users association (ditch. owners), with written approval or non-approval submitted to the Public Works Depa~•tment, Tf lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signahire. 2.8 Any existing domestic v<rc}1 system within. this project shall be removed from domestic service per City C)rdinancc Section 9-I-4 and 9-4-8 contact the City of Meridian Engineering Department at (208}898-5500 for inspections of discomtection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Tdaho Department of Water Resources Contact Kobert B. Whitney at (208)334-2190. 2.9 Any eListing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central Distr}ct 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 Cotulty 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 smrety in the amount of 110% will be required far all uncompleted fencing, landscaping, amenities, etc., prior to signahire on the final plat. 2.12 All development improvements, including but not limited to sanitary sewer and water, fencing, micro-pafl~s, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.13 Applicant shall be required to pay Public Worlcs developmen plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval Ietter. 2.14 It shall be the responsibility of the applicant to ensure that all development features comply with the Alnei•icans with Disabilities Act and the Fair Housing Act. 2.15 Applicant shall he responsible for application and compliance with any Section 404 :Permitting that may be required by flee Army Corps of Engineers. 2.1b Developet• shall coordinate mailbox locations with the Meridian Post Office• 2.17 All grading of the site shat} be performed in conformance with MCC l 1-12-3H. 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 1'or inspection of al] irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHI). 'T'he design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This cei•tifieation will be required before a cc~~ificate 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 tl3e City of Merid}an AutoCAD standards. These record drawings must be received and Woodburn ~rVest CPAM-12-007; AZ-13-003; PP-]3-007 PAGE 30 EXHIBIT A approved prior to the issuat~cc of a certification of occupancy for any structtues within the project. 2.22 100 Watt and 250 Watt, high-pressure sodiunn street lights shall be required on all public roadways per the City of Meridian Improvemernt 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 surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infi•astructur•e prior to final plat signahtre. 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 887-221 l . 2.24 The City of Meridian requires that the owner post to the City a warc•anty surety in the amount of 20% of the fatal construction cost for all completed sewwer, water and reuse irnfrastructEU•e for duration of two years. This stu•ety will be verified by a line item cost estimate provided by tlnc owner to the City. The surety can be posted in tine form of an irrevocable letter of credit, cash depositor bond. Please contact Land Development Service for more information at 887-2211. 3. POLI(;rs 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 iu Ineiglrt as set forth in UDCI I-3A-7. ~. FIRE 1llEPARTMENT 4.1 Final Approval of the fire hydr•arnt locations shall be by the Meridian Fire Departrr-ertt Ln accordance with International Fire Code Section. (l FC} 508.5.4 as follows: a. Fire hydrants shall have the 4'/2" outlet face the maul street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant nnar•lcers shall be provided per Public VVorl<s speciCeations. d. Fire Hydrants shall be placed on corners when spacing perm its. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f Fire hydrants shall be placed 18" above finished gt•ade to the eerrter 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 aclditiuns to eaistiiug Inuildii;tgs within 1,000 feet of the p>•oject. 4.2 All entrances, internal roads, drive aisles, and alleys shall have a hunnng radius of 28' inside and 48' outside, per Isrternationa1 Fire Code Section 503.2.4, 4.3 Ensrn•e that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in Internationnal 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 (IFC} SOl .4 and Meridian amendment to IFC 10-4-2J. Waadburn West CPAM-12-007; AL-13-003; t'I'-13-007 PAGE 31 EXHIBIT A 4.b The road~~'ays shall be built to Ada County I lighway Dist-•ict cross section standards aid have a. clear driving sw•face. Streets less than 25' 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 he a minimam of 13' 6". The roadway shall be able to accommodate an unposed load of 75,000 GVW as set forth in International dire Code Section 503.2.1. and D103.6.1 and D103.6.2. 4.7 The fire department requests that any fixture 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 v~stallation is to be borne by tl~e developer. (National Isire Protection Std 1141 Section 5.2.11.7 } 5. REPUI3I,IC SLRYICE9 5.1 Republic Services has no cona-nents related to this application. 6. YARI{S DLPARTiIIENT 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. ADACOUNTYHICH~1'AYDISTRICT C.'otm~7el~ts hm~e Prot yet beery reeeivecl front ACHD ova this crp1~liealio~t, Woodbzu•n west CPAM-I2-0D7; AI,-13-003; PP-13-007 PAGE 32 l'/XN[BLT A C. Required Findings from U-tificcl Development Cocle 1. COMPR1t;H1;NSIVI:J PLAN AME1~~Ui~IEN"P FINDiN(YS: Upon recommendation from the Commission, the Council shall melee a filll investigation and shall, at the public hearing, review the application. In order to grant an amendment do the Comprehensive Plan, the Council shall make the following findings: a. The proposed amendment is consistent with the other elements of the Comprehensive Plan. The City Council. finds that the proposed cIzanges to the Future Land Use Map are consistent with elements of the Comprehensive Plan as detailed in Section Vll above. b. The proposed amendment provides an improved guide to future growth and development of the cify. The City Council finds that the proposal to modify the Futtu•e Land Use Map to allow for single-family residential uses on this site will be compatible with existing and firture adjacent residential uses. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Play. The Cify Council filzds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of dze Comprehensive Piarz (see Section VII for detailed analysis}. d. The proposed arnenclment is consistent with the iJnified Development Code. The City Council finds that the proposed amendment is consistent with the Unified Development Code. e. The amendment will be compatible with existing aiul planned sYU•~rounditig [and uses. The City Council finds the proposed amendment will be compatible with existing and future single-family residential uses and uses allowed in the GC zoning district to the east. f. The proposed amendment will not burden existing and planned service capabilities. The City Council finds that the proposed amendment would not burden existing and planned service capabilities in this area of the city, Sewer and eater services are available to be extended to this site, g. The proposed rnap amencirnent (as applicable} provides a logical juxtaposition of uses that allows sufficient area to mitigate any auticipatecl impact associated with the development of'the area. The City Council finds the proposed single-family residential development of this propei~y is consistent with the proposed map amendment, will riot significantly impact development Jn this a~•ea and provides a Logical juxtaposition of uses. h. The proposed amendment is in the best interest of the City of Mcriciian, For the reasons stated in Sections VII and VIII and the subject findings above, the Commission finds that the proposed amendment is in the best interest of the City. 2. ANNLX.4TTON & CONING FINDIIVG5: Upon recommendation from the Commission, the Council shall make a frill investigation and shall, at the public hearing, review the application. In order to grant annexation and zoning, the Woodburn West CPAM-T2-007; A%-13-003; PP-13-007 PACT; 33 EXHIBIT A Council shall make the following findings: a. 1'he map amendment complies ~vitli the applicable provisions of the Comprehensive Plan; The Applicant is pt•oposing to annex and zone the subject property with an R-8 zoning district consistent tvifh the existing and proposed MDR land use designation for this site. Therefore, the City Council finds the amendment is consistent with t:he applicable provisions of the Comprehensive Plan (see section VII above}. b. The snap amendment complies with tl~e regulations outlined foa• the proposed district, specifically the purpose statement; The City Council Inds tlzat the proposed map amendment to the R-8 ZOlllllg dlstClCt 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 welf~ire; The City Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, o~• welfare. City utilities will be extended at the expense of the applicant. 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 distz•iets; and 'I"he City Council finds that the proposed zoning amendment will not result iu 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 11-55-3.1;). The City Cotu~cil finds annexation of this site is in the best interest of the City. 3. PREI.TA~IINARY PLAT FICIALt`~GS: In consideration of a preliminary plat, combined px•eIiminary and final plat, or short plat, the decision-malciitg body shall make the following findings: a. The plat is in conformance with the Co;reprehensive Plan; The City Council finds that tl~e proposed plat is in substantial compliance with the adopted and proposed Comprehensive Plan in regard to Iand use, transportation, and circulation. Please see. Comprehensive PIa~7 Policies n~ad Gocrls, Sectiat~ VII, of the Staff I~eport,for• more i~fnr~natior~. b. Public services are available or can be made available and are adequate to accommodate the p~•oposecl development; The City Councilfinds that public services will be provided to the subject property upon development. {See Exhibit B of the Staff Repo~•t for more details from public service providers.} c. The plat is in conformance with scheduled public improvements in accoa•cl with the City's capital improvement prog~•am; ~XIIIBIT A Because City water and sewer and any other utilities will be provided by the development at their otivn cost, the City Council finds that the subdivision will not require the expenditure of capital impz•ovement fiords. cl. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for tl~e proposed development. e. The development ti~~ill not be detrimental to the pYiblic health, safety or general welfare; .and The City Council is not aware of any healfil, safety, or environme~rtal problems associated with the platting of this property. ACIID considers road safety issues in their analysis•