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PZ - Staff Report1 Charlene Way From:Sonya Allen Sent:Monday, April 15, 2019 9:44 AM To:C.Jay Coles; Charlene Way; Chris Johnson Cc:Bob Taunton (bobtaunton@tauntongroup.com); Shawn Brownlee (shawn@trilogyidaho.com) Subject:Gander Creek - AZ, PP H-2019-0013 Staff Report for April 18th Commission Mtg Attachments:Gander Creek - AZ, PP H-2019-0013 Staff Report.pdf Attached is the staff report for the proposed annexation & zoning and preliminary plat for Gander Creek Subdivision. This item is scheduled to be on the Commission agenda on April 18 th . The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions. Bob/Shawn - Please submit any written response you may have to the staff report to the City Clerk’s office (cityclerk@meridiancity.org ) and me as soon as possible. Thanks, Sonya Allen | Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-884-5533 | Fax: 208-489-0578 Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. Page 1 HEARING DATE: April 18, 2019 (Continued from April 4, 2019) TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0013 Gander Creek LOCATION: Southwest corner of N. McDermott Rd. and W. McMillan Rd., in the NE ¼ of Section 32, T.4N., R.1W. (Parcel No’s.: S0432110450; S0432110100; S0432110565; S0432141800; S0432110500) I. PROJECT DESCRIPTION Annexation and zoning of 125.68 acres of land with an R-8 zoning district; and Preliminary plat consisting of 401 building lots, 55 common lots and 5 other lots on 117.10 acres of land in the R-8 zoning district for Gander Creek Subdivision. II. SUMMARY OF REPORT A. Project Summary STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Description Details Page Acreage 117.10 Future Land Use Designation MDR (3 to 8 units/acre) Existing Land Use Rural residential/agricultural Proposed Land Use(s) SFR Current Zoning RUT in Ada County Proposed Zoning R-8 Lots (# and type; bldg/common) 401 building/55 common/5 other lots Phasing plan (# of phases) 9 phases Page 2 B. Community Metrics Number of Residential Units (type of units) 401 SFR units (detached) Density (gross & net) 3.42 gross/4.15 net Open Space (acres, total [%] / buffer / qualified) 12.55 acres (13%) Amenities 10’ wide multi-use pathway, internal pathways, a swimming pool, (2) children’s play structures, (2) picnic shelters, ½ basketball court Physical Features (waterways, hazards, flood plain, hillside) The Five Mile Creek bisects the northern & southern portions of this development and is owned by the Irrigation District Neighborhood meeting date; # of attendees: December 17, 2018; 5 attendees History (previous approvals) In 2015, an application for annexation & zoning and preliminary plat was denied on the northern portion of this site due to Council’s Finding that it was not in the best interest of the City to annex the property at that time. (Copperbrook Sub. H-2015-0029) Description Details Page Ada County Highway District  Staff report (yes/no) No  Requires ACHD Commission Action (yes/no) ? Fire Service  Distance to Fire Station 4 miles  Fire Response Time 7:00 minutes under ideal conditions  Resource Reliability 77% from Fire Station #5 – does not meet the targeted goal of 85% or greater  Risk Identification 2 – Current resources would not be adequate to supply service to this project (see comments in Section VII.C Page 3  Accessibility Project meets all required access, road widths and turnarounds; project will be limited to 30 building lots until secondary access is available  Special/resource needs An aerial device is not required  Water Supply Requires 1,000 gallons per minute for 2 hours  Other Resources NA Police Service  Distance to Police Station 8.5 miles  Police Response Time 5-7 minutes  Calls for Service NA (site is currently in Ada County)  Accessibility No issues with the proposed access  Specialty/resource needs No additional resources are needed at this time; the PD already services the area to the east Wastewater  Distance to Sewer Services +/- 340 Ft.  Sewer Shed North McDermott Trunkshed  Estimated Project Sewer ERU’s See application information  WRRF Declining Balance 13.59  Project Consistent with WW Master Plan/Facility Plan Yes  Impacts/Concerns This development is subject to paying reimbursement fees for The Oaks Lift Station and Pressure Sewer Reimbursement Agreement, and the West Ada School District Reimbursement Agreement for Oaks Lift Station Pump Upgrades (currently under development) pursuant to meridian city code section 8-6-5 Water  Distance to Water Services +/- 500 Ft.  Pressure Zone 1  Estimated Project Water ERU’s See application information  Water Quality This development will require significant off-site utility improvements to connect to existing water system mainlines. In the early phases of this development, water demand will be low, and resident time of water in the system may be several days. This will make it difficult to maintain residual chlorine levels. This problem will decrease as homes are built and demand increases. This can also be mitigated by requiring looping of the water mains to allow water to move through the development to areas of higher demand, and by system flushing.  Project Consistent with Water Master Plan Yes  Impacts/Concerns Each phase must be modeled at final plat to ensure adequate fire flow. Water must be supplied from at least two mains for all phases of the development. Page 4 C. Project Maps III. APPLICANT INFORMATION A. Applicant: Trilogy Development, Inc. – 9839 W. Cable Car St. #101, Boise, ID 83709 B. Owner: Union Square, LLC/RWK Investments, LLC/Heartland Townhomes Property Management, LLC – 9839 W. Cable Car St., Ste. 101 Boise, ID 83709 Kenneth P. Goldbach & Melynda A. Maxwell – 4455 N. McDermott Rd., Meridian, ID 83646 Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 5 C. Representative: Bob Taunton, Taunton Group, LLC – 2724 S. Palmatier Way, Boise, ID 83716 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 3/15/2019 Radius notification mailed to properties within 300 feet 3/12/2019 Public hearing notice sign posted on site 3/21/2019 Nextdoor posting 3/12/2019 V. STAFF ANALYSIS A. ANNEXATION & ZONING The Applicant requests annexation and zoning of 125.68 acres of land with an R-8 zoning district for the development of 401 single-family detached residential homes. Comprehensive Plan (https://www.meridiancity.org/compplan): The Future Land Use Map (FLUM) designation for this property is Medium Density Residential (MDR). The MDR (Medium Density Residential) designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 units per acre. Single-family residential detached homes at a gross density of 4.15 units/acre (or 3.42 units/acre including the future right- of-way easement for SH-16 and the land reserved for a fire station and service center) are proposed to develop on this site consistent with the MDR designation. Transportation: The Master Street Map (MSM) depicts a planned north/south residential collector street along the western boundary of this site at the half mile between N. McDermott & N. Star Rd. as proposed on the plat consistent with the MSM. Note: With approval of the school site to the south (i.e. Owyhee High School and future elementary school), the Developer committed to construct the collector street from McMillan Rd. to the north boundary of the school site (i.e. the subject property’s south boundary) to be substatially complete prior to issuance of the Certificate of Occupancy for the High School anticipated to open in the Fall of 2021. This access is needed in order to provide the school with two (2) points of public street access as required by the Fire and Police Departments. The Applicant and West Ada School District plan to enter into a binding agreement for such improvements upon annexation of the subject property. State Highway 16 is planned to extend in the future from W. Chinden Blvd. to the south to I-84 across the eastern portion of this site within a 300’ wide easement west of N. McDermott Rd. An overpass is conceptually planned on W. McMillan Rd. over the future SH-16. The future right-of-way and slope easements needed for these improvements are depicted on the plat included in Section VII.B although the design of these improvements are still in process and are not yet finalized. ITD has programmed funding for preliminary engineering and right-of-way acquisition on SH-16 between I-84 and SH-20/26/Chinden Blvd. (FY2019-2023 Regional Transportation Improvement Program Key Number 208158); however, construction is unfunded. Proposed Use Analysis: Single-family detached dwellings are listed in UDC Table 11-2A-2 as a principal permitted use in the R-8 zoning district. Page 6 Comprehensive Plan Policies (https://www.meridiancity.org/compplan): Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) Only one housing type, single-family detached homes, is proposed within this development; however, there are a mix of 5 different lot sizes proposed (i.e. 38’ wide rear load, 40’, 50’, 60’ and 70’+); Staff is unaware if the homes will be owner occupied or rental units.  “Provide housing options close to employment and shopping centers.” (3.07.02D) The proposed development is not currently in close proximity to any employment or shopping centers; however, a large medical campus including medical offices, a hospital, surgical center and emergency room, and other office uses are planned a mile to the north near the SH-16/Chinden intersection. The proposed development will provide housing options for this area and the adjacent mixed use designated land.  “Consider ACHD’s Master Street Map (MSM) in all land use decisions.” (3.03.04K) The proposed plat depicts a north/south collector street along the west boundary of this site consistent with the MSM.  “Require open space areas within all development.” (6.01.01A) An open space exhibit is included in Section VII.E that complies with the minimum UDC standards listed in UDC 11-3G-3.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) The proposed development is contiguous to the City and urban services can be provided to this development.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) Only one access is proposed via W. McMillan Rd., an arterial street; two accesses are proposed via the collector street; Staff is of the opinon the proposed accesses are appropriate for this development.  “Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian.” (3.03.04H) VRT’s long-term plan (ValleyConnect 2.0) does not include any service in this area.  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) Pedestrian pathways are depicted on the landscape plan throughout the development. A segment of the City’s multi-use pathway system is planned along the Five Mile Creek which bisects this site (east/west) that will assist in providing connectivity between developments and to the school site to the south.  “Work with transportation agencies and private property owners to preserve transportation corridors, future transit routes and infrastructure, road and highway extensions, and to facilitate access management planning.” (3.01.01J) The Applicant has been working with ITD to plan for the future extension of SH-16 across the eastern portion of this site.  “Develop alternative modes of transportation through pedestrian improvements, bicycle lanes, off-street pathways, and transit-oriented development as appropriate.” (3.03.03D) Pedestrian walkways are proposed internally throughout the development and a segement of the City’s multi-use pathway system is proposed off-street along the Five Mile Creek. Page 7 Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the R-8 zoning district and proposed development and density is generally consistent with the MDR FLUM designation for this site. The proposed annexation area is contiguous to City annexed property to the south and east and is within the Area of City Impact Boundary. A legal description for the annexation area is included in Section VII.A. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. Although the proposed annexation area is contiguous to City annexed property, it is located at the far west periphery of the City; annexation of this property would further the sprawl in this area. A previous development (i.e. Copperbrook Subdivision) was denied on this site in 2015 based on Council’s decision that it was not in the best interest of the City to annex the property at that time based on comments from the public hearings. Reasons for denial discussed at the hearing were that they wanted the City to develop from the inside out, rather than the outside in; and concern that stretching City services out west of McDermott would take away services to existing residents and open up another square mile for development. Since that time, the property directly to the south was annexed for the development of a high school. A lot for a fire station is proposed with this development which would assist is providing services for this development as well as the surrounding area. For this reason and because the City Council approved the annexation of the school property to the south, staff is supportive of the proposed annexation. B. PRELIMINARY PLAT The proposed preliminary plat consists of 401 building lots, 55 common lots and 5 other lots consisting of (4) lots reserved for ITD for future right-of-way (ROW) for the construction of SH-16 and (1) lot reserved for the City for construction of a future fire station and service center on 117.10 acres of land in the R-8 zoning district. The minimum lot size for the development is 4,000 square feet (s.f.) with an average lot size of 6,002 s.f. Five (5) different sizes of lots are proposed (i.e. 4K, 5K, 6K, 7K, and 8K square feet) for the development of traditional front-loaded lots and rear-loaded alley lots. A lot size rendering is included in Section VII.D that demonstates the variety of lots proposed within the development. Note: It came to the attention of Staff after scheduling this application for hearing that NMID actually owns the land on which the the Five Mile Creek is located that bisects this property instead of only having an easement which is typical. Prior to the City Council hearing, the Applicant should revise the preliminary plat (and associated plans and documents) to break the plat into two (2) separate preliminary plats north and south of the Five Mile Creek, obtain approval of new subdivision names from the Ada County Surveyor’s office, and submit additional application fees ($2,264). Phasing Plan: The subdivision is proposed to develop in 9 phases as shown on the phasing plan in Section VII.B. The first phase is in the northern portion of the development and will include a 2.11 acre park with a playground, picnic shelter and pathway at the entry of the development off McMillan Rd. The second phase is in the southern portion of the development and includes a 2.73 acre park with a playground, picnic shelter and pathways off N. McCrosson Ave. Outparcel: There is a 0.43 of an acre out-parcel that contains a residence at the northeast boundary of the site. Staff has verified it is an “original parcel of record” as defined by UDC 11-1A-1. As such, it’s not required to be included in the proposed subdivision but will create an enclave. The Applicant stated in their narrative that they have spoken to the property owners and they declined to sell their property or be included in the subject annexation and preliminary plat application; they also do not wish to have a sidewalk on their property along McMillan Rd. Page 8 Existing Structures: There are four existing homes and accessory structures on this site. The two existing homes on Parcel #S0432110100 and #S0432110500 within the future ROW area for SH-16 are now owned by the Developer and are being leased back to the previous owners until such time as right-of-way acquisition occurs for SH-16 and/or the construction of SH-16 commences; the other two existing homes outside of the ROW will be removed with development. These homes should not be expanded or enlarged. Existing homes that are proposed to remain are required to hook up to city water and sewer service within sixty (60) days after date of official notice from the City to do so; provided, that such services are within three hundred feet (300’) of any property line of the building to be served as set forth in MCC 9-1-4 and 9-4-8. The Applicant requests a waiver of this requirement as ITD right-of-way acquisition is about to commence and the homes will either be removed upon acquisition of ROW or with construction of SH-16. Existing Easements: There is an existing ingress/egress easement (Inst. #98106235) for W. Lazy Diamond C Lane and an Idaho Power easement (Inst. #8958920) noted on the plat that should be relinquished and/or vacated (as applicable) prior to signature on the final plat for the phase in which they are located. The Applicant should submit copies of easement relinquishment(s) and/or proof of vacation of the easement(s) with the final plat application as applicable. Fire Station: A 3.84 acre lot is designated at the southwest corner of the site for a City fire station and equipment service facility. The transfer to the Fire Dept. will be a combination donation and purchase transaction to take place at the time of recording the final plat that includes the lot. A condtional use permit is required for a fire station (i.e. public/quasi-public use) in the R-8 zoning district per UDC Table 11-2A-2; compliance with the associated specific use standards listed in UDC 11-4-3-30, Public or Quasi-Public Use is required. Dimensional Standards (UDC 11-2) The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 district. Lots 15 and 16, Block 4 (S); and Lots 38 and 40, Block 2 (S) should be revised to reflect a minimum 30- foot wide street frontage; and Lot 12, Block 6 (S) should be a minimum of 40-feet wide measured as a chord measurement. Subdivision Design & Improvement Standards (11-6C-3): Compliance with the subdivision design and improvement standards listed in UDC 11-6C-3 is required, which includes streets (including alleys), easements and block face. The proposed plat appears to be in compliance with these standards except for a couple of blocks that exceed the maximum length of 750’ without an intersecting street or alley as follows:  The face of Block 2 that fronts on W. Mill Creek Dr. and abuts the south side of the Five Mile Creek (790’+/-); and,  The face of Block 2 and Block 7 that fronts on W. Redwood Creek Dr. that abuts the north side of the McFadden Drain/Five Mile Creek along the project’s south boundary (800’+/- and 763’+/-, respectively). The UDC allows for City Council to approve block faces up to 1,200’ in length where block design is constrained by site conditions that include an abutting arterial street or highway, and a large waterway and/or a large irrigation facility, which is the case in all three of these cases. Staff recommends Council approval the block face of these 3 blocks as proposed. North Arroyo Creek Ave. and N. Carmel Creek Ave. on the northern portion of the site are proposed as 28’ public streets, which require sidewalks to be provided on each side of the street per UDC 11-3A-17. Page 9 If sidewalks aren’t desired, these streets should be constructed as alleys; signage should be provided at each end of the alleys for addressing purposes. Access (UDC 11-3A-3, 11-3H-4): One (1) full access is proposed via W. McMillan Rd., an arterial street, at the project’s north boundary and two (2) full accesses are proposed via N. McCrosson Ave., the proposed collector street, at the project’s west boundary. A secondary emergency access is proposed following the sewer alignment from McDermott Rd. and the future W. Deer Creek Dr. Direct lot access via N. McCrosson Ave., W. McMillan Rd., N. McDermott Rd./future SH-16 is prohibited, except for Lot 2, Block 7 which is planned for a fire station and should have direct access via N. McCrosson Ave. A crossing is proposed over the Five Mile Creek at the ¼ mile between N. McDermott Rd. and N. McCrosson Ave. A stub street, N. Glassford Way, is proposed to the south for future extension and interconnectivity with the school site (Owyhee High School). Parking (UDC 11-3C): Off-street parking is required to be provided for single-family detached dwellings based on the number of bedrooms per unit [i.e. 1-bedroom requires 2 per unit with at least 1 in an enclosed garage, other space may be enclosed or a minimum 10’ x 20’ parking pad; 2-, 3-, and 4-bedroom units require 4 per unit with at least 2 in an enclosed garage, other spaces may be enclosed or a minimum 10’ x 20’ parking pad(s); and 5+ bedroom units require 6 spaces per unit with at least 3 in an enclosed garage, other spaces may be enclosed or a minimum 10’ x 20’ parking pad as set forth in UDC Table 11-3C-6]. Pathways (UDC 11-3A-8): Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 with landscaping on either side of the pathway(s) per the standards listed in UDC 11-3B-12C. Internal pedestrian walkways are proposed throughout the development linking the neighborhood to the common areas and amenities. A 10-foot wide segment of the City’s multi-use pathway is proposed along the west boundary of the site within the street buffer along N. McCrosson Ave. from the south boundary of the site to the north boundary of the Five Mile, continuing to the east along the north side of the creek to N. Glassford Ave. and then to the north through the site to McMillan Rd. for access to the future overpass over SH-16. The Park’s Dept. recommends the pathway continues from Glassford to the east boundary of the site consistent with the Pathways Master Plan. Prior to submittal of the final plat for City Engineer signature, a public access easement should be submitted for the multi-use pathway; coordinate the details with Kim Warren, Park’s Department (208-888-3579). No landscaping is depicted adjacent to the multi-use pathway along the creek; minimum 5-foot wide landscape strips are required to be provided along each side of the pathway landscaped per the standards listed in UDC 11-3B-12C – if NMID will not allow any or all of the landscaping on their property, a common lot should be provided on the subject property to accommodate the pathway and associated landscaping as needed. Sidewalks (UDC 11-3A-17): Sidewalks are required within the development in accord with the standards listed in UDC 11-3A-17. The proposed plan depicts sidewalks in accord with UDC standards, except for along N. McDermott Rd. where a minimum 5-foot wide detached sidewalk is required; the plans should be revised accordingly. Although the sidewalk will eventually be torn out when SH-16 is extended, it will likely be many years before this occurs as the project is currently unfunded and right-of-way has not yet been acquired for the extension. Parkways (UDC 11-3A-17): Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A-17E and 11- 3B-7C. Page 10 Six-foot wide parkways are proposed on the portion of the development north of the Five Mile Creek; root barriers that are a minimum of 18 inches below subgrade adjacent to the sidewalk and a 24 inches below subgrade adjacent to the curb extending 2 inches above grade are required. Trees within the parkway are restricted to Class II trees. If 8-foot wide parkways are provided, root barriers are not required. Landscaping (UDC 11-3B): Street buffers are required to be provided as set forth in UDC Table 11-2A-6 for the R-8 district and landscaped per the standards listed in UDC 11-3B-7C. A 25-foot wide buffer is required along W. McMillan, an arterial street; a 20-foot wide buffer is required along N. McCrosson Ave., a collector street; and a 35-foot wide buffer is required adjacent to N. McDermott Rd./ future SH-16, an entryway corridor as proposed. The street buffer landscaping depicted on the landscape plan in Section VII.C far exceeds UDC standards. Note: Because the ultimate plan is for a state highway to be constructed along the project’s east boundary and an appropriate street buffer is proposed for the highway, staff does not recommend an additional buffer is required along McDermott Rd. as it would just need to be removed when the highway is constructed. Qualified Open Space (UDC 11-3G): A minimum of 10% (or 9.65 acres) of the developed site is required to be provided for qualified open space based on 96.54 acres (excluding the ITD easement for SH-16 and the 3.84 acre parcel reserved for the City to construct a future fire station and service center) per the standards listed in UDC 11-3G-3B. A qualified open space exhibit was submitted as shown in Section VII.E that depicts 14.01 acres (or 12%) of open space; however, Staff has determined based on the qualifications for open space listed in UDC 11-3G-3B, some of the areas counted do not qualify while others that do qualify aren’t counted. Staff has requested the Applicant revise the exhibit accordingly but has not yet received a revised plan in order to determine consistency with UDC standards, although it appears adequate qualified open space is proposed. All stormwater detention facilities counted toward qualified open space are required to be designed in accord with the standards listed in UDC 11-3B-11C. Qualified Site Amenities (UDC 11-3G): A minimum of five (5) qualified site amenities are required to be provided for the development based on 117.10 acres of land per the standards listed in UDC 11-3G-3C. Amenities are proposed as follows: a swimming pool with a playground, picnic shelter and ½ basketball court in the 2.11 acre park at the entry to the development from McMillan Rd. in the northern portion of the development; another playground and picnic shelter in the 2.64 acre park at the entry of the development from McCrosson Ave. in the southern portion of the development; a picnic shelter in the 0.97 acre park also in the southern portion of the development; a long segment of the City’s multi-use pathway system along the west boundary of the southern portion of the development running along the north side of the Five Mile Creek to N. Glassford Way and north to McMillan Rd.; and many internal pedestrian pathways in excess of UDC standards. Waterways (UDC 11-3A-6): All ditches, laterals, canals or drainage courses lying on the subject property are required to be piped or otherwise covered unless improved as a water amenity or linear open space in which case they may remain open as set forth in UDC 11-3A-6. The Five Mile Creek is located off-site between the north and south portions of this development on land owned by NMID; the Irrigation District’s easement is a minimum of 100 feet (50 feet from centerline each direction). The creek should be protected during construction as set forth in UDC 11-3A-6B.1. The Noble Lateral is piped and runs along the east boundary of the site within a 30-foot wide easement. Page 11 The McFadden Drain (shown on City maps as the Five Mile Creek) runs along the south boundary of this site on the adjacent property within an 85-foot wide easement (50’ left and 35’ right facing downstream). All irrigation easements for the Five Mile Creek, McFadden Drain and/or other facilities that encroach on this site should be depicted on the plat. If the easement is wider than 10 feet it’s required to be included in a common lot that is a minimum of 20 feet wide and outside of a fenced area, unless otherwise modified by City Council as set forth in UDC 11-3A-6. Any encroachments within NMID’s easements will require a License Agreement. Floodplain: Many of the building lots adjacent to the Five Mile creek lie within the floodplain (i.e. FEMA Flood Zone A). A floodplain development permit is required to be obtained from the City Public Work’s Department prior to development occurring within the floodplain. Fencing (UDC 11-3A-6, 11-3A-7, 11-3H-4D): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-6, 11-3A-7 and 11-3H-4D. Fencing is proposed on the landscape plan as follows: 5-foot tall wrought iron fencing is proposed along the rear of building lots adjacent to the Five Mile Creek and the McFadden Drain; 4-foot tall vinyl fencing is proposed adjacent to internal common areas not visible from a public street and pathways; and a 6-foot tall vinyl fence is proposed along the perimeter of the development and adjacent to common areas that are visible from a public street. A 4-foot tall berm with a 6-foot tall concrete wall on top is proposed along the east boundary of the site adjacent to N. McDermott Rd./future SH-16 as noise abatement for residential properties from the future state highway as required by UDC 11-3H-4D (see exhibit in Section VII.C). An exhibit should be submitted with the final plat applications for Phases 5 and 9 (i.e. the phases containing lots that abut McDermott Rd./future SH-16) that depicts the centerline (or estimated centerline) of the future SH-16 to ensure the top of the berm/wall combination is a minimum of 10 feet higher than the elevation at the centerline of the state highway as required. A 6-foot tall vinyl fence is proposed along the rear of building lots abutting the street buffer along future SH-16 which will create a 15-foot wide corridor hidden between two fences/walls that may create CPTED (Crime Prevention through Environmental Design) safety issues and possibly maintenance issues for landscaping between the two fences. Staff recommends the 6-foot tall closed vision fence is removed and a use easement recorded across the back side of the berm along McDermott/SH-16 benefitting adjacent building lots with allowance for side yard fences to be constructed to the wall on top of the berm; or, an open vision, 4-foot tall closed vision, or 4-foot tall closed vision with 2 foot open vision fencing on top could be constructed for visibility of the common area between the fence and wall on top of the berm. Staff recommends fencing (chain-link or wrought iron) is constructed on the south side of the multi-use pathway along the Five Mile Creek for public safety that complies with the standards listed in UDC 11- 3A-6C. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City’s adopted standards, specifications and ordinances. See Section VIII.B below for Public Works comments/conditions. Pressurized Irrigation System (UDC 11-3A-15): An underground pressurized irrigation system is required to be provided for each lot within the development. Page 12 Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Contours should be depicted on the plat for all storm drainage facilities that demonstrate compliance with UDC 11-3B-11C [i.e. slopes are required to be less than or equal to three to one (3:1) (horizontal:vertical) for accessibility and maintenance]. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family detached structures as shown in Section VII.G. A variety of 1- and 2-story homes are proposed with a combination of front and rear entry garages in an assortment of building materials. Because the rear and/or sides of 2-story structures that face W. McMillan Rd., an arterial street; N. McDermott Rd./future SH-16, an arterial street/future state highway and entryway corridor; and N. McCrosson Ave., a collector street, will be highly visible, Staff recommends they incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop- outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single- story structures are exempt from this requirement VI. DECISION A. Staff: Staff recommends approval of the proposed Annexation & Zoning with the requirement of a Development Agreement and Preliminary Plat per the conditions included in Section VIII in accord with the Findings in Section IX. Page 13 VII. EXHIBITS A. Annexation & Zoning Legal Description and Exhibit Map Page 14 Page 15 Page 16 Page 17 Page 18 B. Preliminary Plat (date: 2/12/2019) & Phasing Plan Page 19 Page 20 C. Landscape Plan (date: 2/14/2019) Page 21 Page 22 D. Lot Size Rendering (dated: 2/14/19) Page 23 E. Qualified Open Space Exhibit (dated: 2/12/19) – NOT APPROVED Page 24 F. Parks and Pathways Page 25 G. Conceptual Building Elevations/Perspectives (dated: 1/10/19) Tresidio: Page 26 Biltmore Elevations: Page 27 Page 28 VIII. CITY/AGENCY COMMENTS & CONDITIONS Prior to the City Council hearing, the Applicant shall revise the preliminary plat (and associated plans and documents) to break the plat into two (2) separate preliminary plats north and south of the Five Mile Creek, obtain approval of new subdivision names from the Ada County Surveyor’s office, and submit additional application fees ($2,264). A revised qualified open space exhibit shall also be submitted prior to the City Council hearing that complies with the standards listed in UDC 11-3G-3B. A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat and phasing plan, landscape plan and conceptual building elevations included in Section VII and the provisions contained in the staff report. b. The Developer shall construct a mid-mile collector street (N. McCrosson Ave.) from W. McMillan Rd. to the north boundary of the school property to the south (approximately 1,970’+/-) with the first phase of development. c. The Developer shall construct pedestrian walkways along the entire frontage of the site adjacent to N. McCrosson Ave. and W. McMillan Rd. with the first phase of development for safe access to the school site to the south for children walking to school. d. The Developer shall continue to coordinate with the Idaho Transportation Department as development occurs to ensure adequate area is provided for the future construction of SH-16, the overpass on McMillan Rd. over future SH-16, and other associated improvements. e. A 10-foot wide multi-use pathway shall be constructed on this site as required by the Park’s Department in accord with the Pathways Master Plan with landscaping along either side of the pathway as set forth in UDC 11-3B-12C. f. The Five Mile creek, which lies on land owned by Nampa & Meridian Irrigation District between the north and south portions of this development, shall be protected during construction. g. The existing homes located within the future right-of-way area for SH-16 along the east boundary of the site on Parcel No. S0432110100 and S0432110500 shall hook up to city water and sewer service within sixty (60) days after date of official notice from the City to do so; provided, that such services are within three hundred feet (300’) of any property line of the building to be served as set forth in MCC 9-1-4 and 9-4-8 unless otherwise waived by City Council. At such time, as municipal services are provided, the property shall be disconnected from private systems. The Applicant is requesting a waiver of this requirement as ITD right-of-way acquisition is about to commence. h. The existing homes located within the future right-of-way area for SH-16 along the east boundary of the site on Parcel No. S0432110100 and S0432110500 shall not be expanded or enlarged. Page 29 i. The Developer shall provide noise abatement along the east boundary of the site adjacent to future SH- 16 as set forth in UDC 11-3H-4D for residential uses adjoining state highways. j. The rear and/or sides of structures that face W. McMillan Rd., an arterial street; N. McDermott Rd./future SH-16, an arterial street/future state highway and entryway corridor; and N. McCrosson Ave., a collector street, shall incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. k. The Developer shall coordinate with the Meridian Fire Department on a combination donation and purchase transaction for Lot 2, Block 7 for the development of a future fire station and equipment service facility. The transfer to the Fire Department shall take place with recordation of the final plat phase that includes Lot 2, Block 7. A conditional use permit is required for a fire station (i.e. public/quasi-public use) in the R-8 zoning district per UDC Table 11-2A-2; compliance with the associated specific use standards listed in UDC 11-4-3-30, Public or Quasi-Public Use is required. 2. The preliminary plat included in Section VII.B, shall be revised as follows: a. Include a note stating direct lot access via N. McCrosson Ave., W. McMillan Rd., N. McDermott Rd./future SH-16 is prohibited, except for Lot 2, Block 7 which is planned for a fire station and shall have direct access via N. McCrosson Ave. b. On the 57-foot wide typical street section detail on Sheet PP-2, depict root barriers for the 6-foot wide parkways that are a minimum of 18 inches below subgrade adjacent to the sidewalk and a 24 inches below subgrade adjacent to the curb extending 2 inches above grade. c. Depict a typical street section detail for the 20-foot wide alleys. d. Depict contours for all storm drainage facilities that demonstrate compliance with UDC 11-3B-11C [i.e. slopes are required to be less than or equal to three to one (3:1) (horizontal:vertical) for accessibility and maintenance]. e. Depict irrigation easements for the Five Mile Creek, McFadden Drain (shown on City maps as the Five Mile Creek), and any and all other facilities that encroach on this site. If the easement is wider than 10 feet it shall be included in a common lot that is a minimum of 20 feet wide and outside of a fenced area, unless otherwise modified by City Council as set forth in UDC 11-3A-6. f. N. Arroyo Creek Ave. and N. Carmel Creek Ave. shall be alleys instead of 28’ public streets and shall comply with the standards listed in UDC 11-6C-3B.5. g. Lots 15 and 16, Block 4 (S); and Lots 38 and 40, Block 2 (S) should be revised to reflect a minimum 30-foot wide street frontage; and Lot 12, Block 6 (S) should be a minimum of 40 -feet wide measured as a chord measurement. h. The face of Block 2 that fronts on W. Mill Creek Dr., east of N. Glassford Way, abutting the south side of the Five Mile Creek (790’+/-); and, the face of Blocks 2 and 7 that fronts on W. Redwood Creek Dr. that abut the north side of the McFadden Drain/Five Mile Creek along the project’s south boundary (800’+/- and 763’+/-, respectively) exceed the maximum block length of 750’ without an intersecting street or alley per UDC 11-6C-3F; revise accordingly unless otherwise approved by City Council. The UDC allows for City Council to approve block faces up to 1,200’ in length where block design is constrained by site conditions that include an abutting arterial street or highway, and a large waterway and/or a large irrigation facility, which is the situation in all three of these cases. Staff recommends Council approve the block faces as proposed. i. A 5-foot wide detached sidewalk is required along N. McDermott Rd. in accord with UDC 11-3A-17. Page 30 3. The landscape plan included in Section VII.C shall be revised as follows: a. The “Ninemile” creek and associated easement should be named “Five Mile” creek. b. A detail shall be included for Phases 5 and 9 (i.e. the phases containing the lots that abut McDermott Rd./future SH-16) that depicts the centerline (or estimated centerline) of the future SH-16 in relation to the top of the berm/wall verifying it’s a minimum of 10 feet higher than the elevation at the centerline of the state highway as required by UDC 11-3H-4D.2. c. Minimum 5-foot wide landscape strips are required to be provided along each side of the multi-use pathway landscaped as set forth in UDC 11-3B-12C; if NMID will not allow landscaping on their property, a common lot should be provided on the subject property to accommodate the pathway and/or associated landscaping as necessary. d. Class II trees shall be planted within 6-foot wide parkways along with shrubs, lawn or other vegetative groundcover in accord with UDC 11-3B-7C. e. Depict fencing (chain-link or wrought iron) on the south side of the multi-use pathway along the Five Mile Creek for public safety that complies with the standards listed in UDC 11-3A-6C. f. The 6-foot tall closed vision fence along the east boundary of the subdivision adjacent to N. McDermott Rd./future SH-16 shall be removed and either a use easement recorded across the back side of the berm along McDermott/SH-16 benefitting adjacent building lots with allowance for side yard fences to be constructed to the wall on top of the berm; or, an open vision, 4-foot tall closed vision, or 4-foot tall closed vision with 2 foot open vision fencing on top could be constructed for visibility of the common area between the fence and wall on top of the berm. g. Extend the multi-use pathway along the north side of the Five Mile Creek from N. Glassford Way to the east boundary of the site consistent with the Pathways Master Plan. h. Depict a 5-foot wide detached sidewalk along N. McDermott Rd. in accord with UDC 11-3A-17. 4. The existing ingress/egress easement (Inst. #98106235) for W. Lazy Diamond C Lane and an Idaho Power easement (Inst. #8958920) noted on the plat and any other easements that are no longer needed shall be relinquished and/or vacated, as applicable, prior to signature on the final plat by the City Engineer on the phase in which they are located. The Applicant shall submit copies of the easement relinquishment(s) and/or proof of vacation of the easement(s) with the final plat application as applicable. 5. All stormwater detention facilities counted toward qualified open space are required to be designed in accord with the standards listed in UDC 11-3B-11C. 6. A floodplain development permit is required to be obtained from the Public Work’s Department prior to any and all development within the floodplain. 7. All existing structures are required to be removed prior to City Engineer signature on the final plat for the phase of development in which they are located. 8. Submit a detail of the children’s play equipment and picnic shelters with the final plat application. 9. Install signage at each end of the alleys (currently depicted as N. Arroyo Creek Ave. and N. Carmel Creek Ave.) for addressing purposes for lots that front on mews. 10. A 14-foot wide public pedestrian easement is required to be submitted to the Planning Division for the multi-use pathway; coordinate the details of the easement with Kim Warren, Park’s Department. Page 31 B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 1.2 The water system as proposed does not connect to the City's distribution system. A water main connection will not be made to the east on McMillan Road, east of N. Glassford Avenue, due to the planned SH-16 grade separation. A 12-inch water main connection will need to be made parallel with the sanitary sewer mainline, to the proposed 12-inch water main to be constructed by the Owyhee High School project in McDermott Rd. An 8-inch water main connection will need to be made to the south on the proposed Glassford Way to the proposed 12-inch main to be constructed by the Owyhee High School project. 12-inch water main needs to be constructed along the entire west boundary on McCrosson Ave across Five Mile Creek and connecting to the proposed water main to the south to be built be Owyhee High School Project. An 8 inch flush line needs to be constructed at the crossing of Five Mile Creek at McCrosson Ave. Phasing as proposed will require significant off-site improvements to connect water. Each phase must be modeled at final plat to ensure adequate fire flow. Water must be supplied from at least two mains for all phases of the development. 1.3 The west property boundary is also the sanitary sewer trunkshed boundary, therefore this development does not need to stub sewer to the west. Remove sewer main stub in W Quintal Street. The following sewer manholes have less than 3' of cover: SSMH A16 and F5-7. The southern portion of subdivision has multiple sewer design flaws. Sewer mains in Mill Creek Drive, Brandy Creek Ave, Buffalo Creek Drive and Battle Creek Avenue all dead end and do not connect east to the mainline in McDermott Road. Sewer in N Magical Creek Way dead ends and does not connect to the rest of the system as well. There are no sewer mains to service Block 2, lots 3-5 and Block 4, lots 2-3. 1.4 This development is subject to paying reimbursement fees for The Oaks Lift Station and Pressure Sewer Reimbursement Agreement, and the West Ada School District Reimbursement Agreement for Oaks Lift Station Pump Upgrades (currently under development) pursuant to meridian city code section 8-6-5 1.5 The March 7, 2019 Geo-Tech Report, prepared by SITE Consulting, LLC, submitted with this application highlights several site conditions (including but not limited to soil types, ground water, and construction methods) that will make development of this property and construction of homes somewhat challenging. The developer shall bear the responsibility of ensuring that all the requirements, including compaction of backfill material, foundation drains around homes, and on-site infiltration pits are conveyed to the home builders, and that they are closely adhered to. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub- grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated Page 32 outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898- 5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C- 3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. Page 33 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/164180/Page1.aspx D. POLICE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/163880/Page1.aspx E. PARK’S DEPARTMENT http://weblink.meridiancity.org/WebLink8/DocView.aspx?dbid=0&id=164267&page=1& F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) http://weblink.meridiancity.org/weblink8/0/doc/163825/Page1.aspx G. SETTLER’S IRRIGATION DISTRICT Plans must be submitted to Settler’s Irrigation District for comment and review prior to construction. Page 34 H. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) http://weblink.meridiancity.org/weblink8/0/doc/162580/Page1.aspx I. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://weblink.meridiancity.org/weblink8/0/doc/161961/Page1.aspx J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/weblink8/0/doc/162390/Page1.aspx K. ADA COUNTY HIGHWAY DISTRICT (ACHD) A report has not yet been received from ACHD. L. IDAHO TRANSPORTATION DEPARTMENT (ITD) http://weblink.meridiancity.org/weblink8/0/doc/164142/Page1.aspx IX. FINDINGS A. Annexation and/or Rezone (UDC 11-5B-3E) Required Findings: Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to annex and develop the subject 117.10 acre property with R-8 zoning consistent with the associated FLUM designation of MDR for this property. (See section V above for more information.) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment and development complies with the purpose statement of the residential district in that it will provide for a range of housing opportunities consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent existing and future residential and school uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and City services are available to be provided to this development. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City. Page 35 B. Preliminary Plat (UDC 11-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City’s CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development.